Loi Malraux : restauration et reduction d'impot
What is this scheme?
The Malraux law is a patrimonial tax scheme intended for the restoration of properties located in safeguarded sectors or remarkable heritage sites (SPR). It offers a direct tax reduction equal to 22% or 30% of the amount of completed restoration works (depending on the zone), capped at EUR 400,000 of works over 4 consecutive years (i.e. EUR 100,000/year maximum). Works must be supervised by an Architect of Buildings of France (ABF) and conform to a PSMV (Safeguarding and Valorisation Plan) or PVAP (Architecture and Heritage Valorisation Plan).
Eligibility requirements
Conditions: - Property located in a remarkable heritage site (SPR) covered by a PSMV (30% rate) or PVAP (22% rate). - COMPLETE restoration works (not simple partial improvement). - Prior validation by ABF and urbanism authorisation. - Unfurnished rental commitment, tenant's main residence, for 9 years. - Works to be carried out within 4 years following declaration.
Tax advantages
The advantage is very significant: at 30%, EUR 400,000 of works generate EUR 120,000 of tax reduction, spread over the year of works payment (without the EUR 10,000/year tax niches cap). The Malraux law escapes the global tax niches cap, making it one of the few schemes open to households with very high taxation. Restoration allows acquiring a quality patrimonial property in historic centres (Paris, Bordeaux, Strasbourg, Lyon, etc.) with high potential capital gain.
Drawbacks and limits
Entry ticket is high: properties typically worth EUR 500,000 to EUR 1.5M with substantial works. Rental yield is generally low (3-4%) because rents are free but historic centres impose high acquisition prices. Works are strictly framed by the ABF, increasing their cost (15-30% more than classic work) and duration. Resale remains possible but loses the patrimonial effect if it occurs before the end of the 9-year commitment.
Who is this scheme suited for?
Malraux is intended for: - High taxation (41% or 45% marginal rate, IFI exposure). - Significant investment capacity (EUR 500,000 and above). - Long-term patrimonial vision (transmission, historic residence). - Affinity for old built heritage (historic centres, classified buildings). - No need for immediate cash flow (modest rental yield). It is NOT a classic rental investment device: it is a patrimonial tax-saving tool.
Quantified example
Typical case: flat in a historic building in Bordeaux, purchase price EUR 600,000, Malraux works EUR 300,000 over 3 years (PSMV, 30% rate). Tax reduction: 300,000 × 30% = EUR 90,000, i.e. EUR 30,000/year for 3 years. At 45% marginal rate, the investor saves EUR 30,000 of real tax/year for 3 years. After works: flat rented EUR 1,800/month (EUR 21,600/year), or ~2.4% gross yield on EUR 900,000 invested. But the EUR 90,000 tax advantage + potential heritage capital gain justify the operation for a heavily taxed investor.
How does it compare to other schemes?
Malraux vs Monuments Historiques: Monuments Historiques allows integral deduction of expenses and works against global income (no cap) but requires MH classification. Malraux is more accessible (safeguarded sectors) but capped at EUR 400,000 of works. Malraux vs Denormandie: Denormandie is capped at EUR 300,000 of TOTAL cost price (12-21% reduction). Malraux is capped at EUR 400,000 of works ALONE (22-30% reduction). Malraux is more powerful for very high-end operations. Malraux vs déficit foncier: déficit foncier deducts EUR 10,700/year, Malraux can go up to EUR 100,000/year of reduction (at 30%), so 10× more powerful in absolute value.