Accountant for furnished landlords in Bordeaux
In Bordeaux, renting out a furnished property means working with strict municipal rules on tourist rentals. Long or short term, your landlord accounts must stay aligned with this framework. A micro-BIC or real-regime calculation on your actual figures comes before any decision.
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What is it like to be a furnished landlord in Bordeaux?
The City of Bordeaux regulates tourist rentals through a change-of-use regulation: resolution 2017/268 of 10 July 2017, amended by resolution 2025/459 of 26 September 2025. This framework distinguishes two situations.
If the property is your main home, the City says you may rent it as a furnished tourist rental without authorisation. The limit is 90 days a year. If it is a second home, a change-of-use authorisation with compensation is required. Since 1 March 2018, compensation means creating a dwelling of equivalent surface. It must be in the same sector, above ground floor, in premises not previously used as housing. In all cases, a registration number obtained from Bordeaux Métropole must appear on listings and contracts.
For a Bordeaux landlord, the accounting stake is twofold. Your tax regime (micro-BIC or real) does not depend on the city. The profitability of a tourist rental, however, depends directly on these authorisations and their duration. A property rented without authorisation can be banned from tourist use: your depreciation and loan calculations must allow for that. Long-term furnished rental (students, professional mobility) is not covered by this regime.
- Registration number mandatory for every furnished tourist rental, to be requested via Bordeaux Métropole and shown on every listing.
- Main home: 90 days a year maximum without authorisation, according to the City of Bordeaux.
- Second home: change-of-use authorisation with compensation (a dwelling of equivalent surface created in the same sector).
- Tourist tax: collected by platforms; the landlord declares via the Bordeaux Métropole website.
What difficulties does a furnished landlord face in Bordeaux?
Staying on micro-BIC out of habit
Micro-BIC is simple: a flat allowance applies to your rent. But with a loan, renovation work and a depreciable property, the real regime often gives a much lower taxable result. The choice deserves a fresh calculation every year.
Forgetting how depreciation affects the resale
For sales made since 15 February 2025, depreciation deducted under the real regime is added back when calculating the capital gain. The benefit during the rental years is real, but you need to plan for it before selling.
Becoming LMP without knowing it
You become a professional landlord (LMP) if your furnished rental income exceeds €23,000 a year and exceeds the other business income of your household. The social and tax consequences are significant, especially on resale.
An authorisation that determines profitability
Buying a Bordeaux flat to rent by the night without a change-of-use authorisation exposes you to a ban on tourist use. Your rent forecasts, depreciation and loan then rest on income that may disappear. Costing the long-term scenario from the start avoids discovering the gap at the first inspection.
What your Bordeaux expert does for your furnished rental
A regime choice backed by numbers
Micro-BIC versus real regime, compared on your rent, loan interest, expenses and renovation work, before the option deadline.
Tax return and depreciation schedule
Purchase price split between land, building, components and furniture, depreciation schedule, tax return and carry-forward of losses.
Planning for LMP status and resale
Yearly monitoring of the two LMP tests, capital gains simulation before a sale, and fit with an SCI if you have one.
Your experts for furnished landlords in Bordeaux
Julien Julien CAPITAINE
Bordeaux
Valérie Valérie GAREAU-DEMARAY
Bordeaux
Nora Nora KABACHE
Bordeaux
Furnished landlord's tax calendar
The dates not to miss: start-of-activity declaration, CFE, tax return, income tax return, real-regime option. Plus a reminder of the documents to keep for each property.
Get the guideDo I need a permit to rent out my furnished property in Bordeaux?
It depends. For a main home rented as a furnished tourist rental, the City of Bordeaux sets the limit at 90 days a year without authorisation. For a second home, a change-of-use authorisation with compensation is required. A registration number is mandatory in both cases.
What does the compensation required in Bordeaux involve?
Since 1 March 2018, you must create a dwelling of equivalent surface. It must be in the same sector, above ground floor, in premises not previously used as housing. The precise conditions are in the City's change-of-use regulation.
Where do I declare the tourist tax for a Bordeaux furnished rental?
The Bordeaux Métropole tourist tax is collected by booking platforms. The owner declares their activity on the dedicated Bordeaux Métropole website.
What is the difference between LMNP and LMP?
You are LMP if the household's furnished rental income exceeds €23,000 a year and exceeds its other business income. Otherwise you are LMNP. The status changes the social charges treatment and the tax on capital gains.
What is the micro-BIC threshold for a furnished rental?
For 2026, micro-BIC applies up to €83,600 of rent for a residential furnished rental or a classified tourist rental, and €15,000 for an unclassified tourist rental.
What allowance applies under micro-BIC?
50% for long-term furnished rentals, bed and breakfasts and classified tourist rentals; 30% for unclassified tourist rentals. The allowance cannot be lower than €305.
Meet your expert for furnished landlords in Bordeaux
Free 20-minute first call, at the office or by video. Confirmation within 1 business hour.