Financing
Getting a mortgage in France as a non-resident
French banks do lend to people who live abroad, French or not. The application is more demanding than for a resident, and a good broker makes all the difference. Here is what banks look at and what to prepare, so you approach the bank with a complete application.
Figures checked on 26 October 2026.
Can a non-resident borrow in France?
Yes. About ten French banks have a dedicated approach to non-resident borrowers: large retail banks with international desks, and private banks for larger loans. There is no legal barrier to lending to a foreign national; the question is whether your application fits a given bank's policy.
What French banks look at
- Your job. A permanent contract with at least a year with the same employer is the easiest case. Self-employed borrowers are usually asked for three years of accounts.
- The currency of your income. Euros, US dollars, pounds, Swiss francs, Singapore dollars, UAE dirhams, Australian and Canadian dollars are the most readily accepted.
- Where you live. The EU, Switzerland, the UK, the US, Canada, Singapore, Hong Kong, Australia, Japan and the Gulf states are widely accepted; some countries are harder.
- Your debt ratio. Under the rules of France's financial stability authority (HCSF), total loan repayments, including the new loan and its insurance, are capped at 35% of income, with loans repaid over 25 years at most. Banks may make exceptions for a limited share of their loans.
- Your savings. Money left after the purchase reassures the bank, and can be used as security (see below).
Estimate your borrowing capacity
Maximum monthly repayment …
Indicative maximum loan …
Based on the 35% cap of the HCSF rules. The cap includes borrower insurance, which is not deducted here, so keep a margin. Banks look at the whole application, and some take part of the expected rent into account.
Deposit, or pledged savings
Non-residents are usually asked for a deposit of 20% to 40% of the project. The alternative that many of our clients use: keep that money invested, place it with the lending bank, often around 20% of the loan in the cases we handle, and pledge it as security. The bank can then finance the whole project. We explain the mechanism, with figures and risks, on our Why invest in France page.
Borrower insurance
French banks require cover for death and disability on the loan. The premium depends on your age, your health and sometimes your country of residence. It is not included in the rates above, so ask for the total cost of credit when comparing offers.
US citizens
Some French banks are more selective with US persons because of FATCA reporting obligations. A broker who knows which banks accept them saves a lot of time.
The documents to prepare
- Passport and proof of address
- Employment contract and your last three payslips
- Your last two tax returns
- Three months of bank statements
- Statements for any existing loans and for your savings
Costs to plan for
On an existing property, notary fees and transfer taxes come to about 7% to 8% of the price. Add the broker's fee if you use one (1% to 2% of the loan), the bank's arrangement fee, the guarantee and the borrower insurance. Our own fees are on the fees page.
Rates and conditions change every month and every application is assessed individually: the figures above are benchmarks, not an offer of credit.
Frequently asked questions
Can a foreigner get a mortgage in France?
Yes. Several French banks lend to non-residents whatever their nationality. They look at your job, the currency of your income, your country of residence and your debt ratio, and usually ask for a larger deposit than for residents.
How much deposit does a non-resident need?
Usually 20% to 40% of the project. Some banks accept savings pledged as security instead, often around 20% of the loan in the cases we handle.
What interest rate can a non-resident expect?
In October 2026, non-resident applications with our partner brokers are usually priced between 3.4% and 4.2% over 20 to 25 years, excluding insurance. The French average across all borrowers was 3.40% in September 2026.
Is the 35% debt ratio rule applied to non-residents?
Yes, French banks generally apply it to every borrower: total repayments, including the new loan and insurance, should not exceed 35% of income.
Sources
- Observatoire Crédit Logement/CSA, Q3 2026 report published 15 October 2026, as reported by MySweetImmo (in French)
- Expat'Immo, French guide to non-resident mortgages (rates from our partner brokers, updated 6 October 2026) (in French)
- The Local France, “What restrictions are there on foreigners buying property in France?”, 13 June 2024
- Crédit Agricole e-immobilier, notary fees on existing property, page updated 17 July 2026 (in French)
- Expat'Immo, fee schedule in force since 24 June 2026 (in French)
Consulted on 26 October 2026.
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