thanks mozman, i agree there are no margins left in the english market and borrowing to fund it is nolonger feasible. i understand that social security payments can now be reduced down to a percentage of your profits in the first two years if you reg. as self employed. i have developed properties in england but it does not require any qualifications, would a letter of recommendation from a developer i have worked for a number of years suffice to reg. in france? wainhomes.