How to Get a French Mortgage as a Non-Resident Buyer

BNP Paribas, Crédit Agricole, Société Générale, Crédit Mutuel and LCL all lend to non-residents, and some British and international brokers specialise in cross-border deals. Banks usually want a link to the country, such as an account or a French property already owned.

Your income may be assessed in a foreign currency, and lenders typically haircut rental income and foreign bonuses. A well-prepared dossier with three years of documents tends to get a quicker answer.

Home-country banks sometimes offer lending against French property too, particularly UK-linked specialist lenders.

The High Council for Financial Stability sets a debt-service ceiling of 35% of income, including insurance, and a maximum term of 25 years, with a small extension for properties needing works or off-plan. Non-residents can typically borrow 70% to 80% of the price, sometimes less for second homes.

Most loans are fixed rate. Over the last few years, rates have moved with the OAT yield and often landed in the region of 3% to 4% for good profiles; check current quotes. Borrower insurance (assurance emprunteur) is mandatory and can be arranged outside the bank. Compare in the mortgage calculator.

Banks will ask for certified translations of many items.

French purchases follow two signing stages with a legal cooling-off period in between.

1. Agree the price and sign the compromis (or promesse) de vente at the agent or notary.
2. Pay a deposit, usually 5% to 10%, held by the notary.
3. Start your 10-day cooling-off period; the sale is conditional on obtaining finance.
4. Submit the loan application and receive a formal offer, subject to a mandatory ten-day reflection period.
5. Sign the acte authentique at the notary, usually two to three months after the compromis.
6. Pay the balance and notary fees, and collect the keys.

Plenty of buyers fund French homes with equity from the UK, Netherlands or Belgium. A French lender may demand security over French property while a home-country lender can offer cheaper terms. Off-plan (VEFA) purchases release payments in stages, which smooths cashflow.

Check apartments, houses and villas to compare prices before fixing the budget.

French closing costs are often called frais de notaire, although most of it is tax.

Some banks offer capped variable loans, but fixed is the default. Remember that you can usually repay early, with a penalty capped by law at a small share of the outstanding balance. If rates drop, renegotiation or refinancing may save money, though fees can offset it. Ask for the TAEG (annual percentage rate) in writing so you can compare offers on equal terms.

A courtier can approach several banks at once, which helps a non-resident whose profile does not fit a standard form. Brokers earn commission from the bank or a fee from you, so ask which model applies.

Gather certified translations early, and lodge the application on day one. Our France buying guide covers the legal steps, and the market data shows price patterns. For smaller budgets, browse under 100k and land.