France remains one of the most desirable locations in the world to buy property. Because of this, we receive countless enquiries from non-French residents asking whether they can still secure a French mortgage for a house.
The short answer is yes. Getting a mortgage in France is entirely possible for international buyers.
As a specialist mortgage broker with over 40 years of experience, I have compiled this guide to help you navigate the system. It covers French mortgages for non-residents, strict debt-to-income limits, and what you need to know about financing French properties safely.
Can International Buyers Get a Mortgage in France?
Yes, there are many French mortgages for non-resident investors and expats. While Brexit introduced new residency restrictions, it has not stopped French lenders from providing property finance to non-residents. However, non-residents typically face stricter loan-to-value limits and more extensive paperwork requirements than when applying in their home country.
It is generally more complicated to secure a French mortgage as a non-resident than as a French resident. By providing the correct documents and working with experts who understand cross-border finance, your property purchases can run smoothly.
Strict French Lending Criteria: The Rules You Must Know
French retail banks use a strict, formula-driven approach to assess affordability. The most critical rule is the Debt-to-Income (DTI) ratio. Your total monthly payments, including your existing mortgage and any other personal debt repayments, as well as the new mortgage payment in France, must not exceed 33-35% of your net personal monthly income after tax. See below for different rules that apply to high-net-worth investors.
When submitting an application via a French retail bank, you must be prepared for the following criteria:
- The 33-35% DTI Rule: Your total monthly payments, including existing debts and the proposed French loan, must not exceed 33-35% of your net monthly income. Note that if you are applying for a buy-to-let mortgage, French lenders typically do not take projected rental income into account during affordability checks, or they may only consider a small proportion of it.
- Mandatory Life Insurance: Almost all property loans require you to take out a life insurance policy assigned to the bank. For older buyers, passing medical underwriting is a vital step.
- Age Limits: Mortgages must generally be fully repaid by the time the oldest borrower reaches the age of 70 to 75. This maximum term will also depend on your pension income.
- Income Proof: If you are employed, you will need payslips and an employer’s reference. If you are self-employed, you will need your recent personal tax returns (e.g., SA302s in the UK or Form 1040 in the USA)
- Adverse Credit: You will not secure a loan if you have any past adverse credit history, regardless of the circumstances.
- Minimum Purchase Price: Standard minimum purchase prices apply. The minimum property value is currently €312,500 (as of May 2026).
- Existing Overseas Mortgage Structures: Be aware that French lenders generally do not understand foreign offset mortgages. They tend to view them negatively as “extra borrowing,” which can complicate your affordability assessment.
Repayment vs. Interest-Only Mortgages in France
A standard repayment mortgage is the most common product, offering long-term fixed rates for up to 25 years. Pure French interest-only mortgages are highly restricted and are generally reserved for high-net-worth investors utilising private banks.
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For the High-Net-Worth Investor
If you are purchasing a residential property valued at over €2,000,000, specialised lending products may be available through selected international private banks, arranged on a case-by-case basis. These banks consider not only the new property you are purchasing but also your overall personal financial profile, including additional assets such as savings, investments, stocks and shares, and other valuable items, such as antiques.
How Much Deposit Do You Need?
The minimum deposit needed for a standard loan is 15% to 30% of the property purchase price (though 15% to 20% is often the baseline). You cannot borrow the deposit; it must come entirely from your own cash savings. You cannot raise the deposit by taking a loan out against your main home or other property, as this could increase your debt-to-income ratio and likely cause the application to fail. Additionally, you must budget 8% to 12% for Notaire fees, government taxes, and legal fees.
When calculating your true upfront costs, perhaps using a French mortgage calculator, remember that lenders generally offer a maximum Loan-to-Value of 70% to 85% for international buyers. You will need enough liquid cash to cover government taxes and legal fees.
Furthermore, there are no early redemption penalties if you are on a variable-rate loan. However, if you are on a fixed-rate loan, French law caps the penalty at 6 months of mortgage interest.
Simon Conn’s Top Tips for Buying French Property
With any overseas mortgage, my cardinal rules are designed to protect your investment:
1. Get Independent Legal Advice: Do not rely solely on legal advice provided through an estate agent. An independent, bilingual lawyer will give detailed advice that protects your interests.
2. Always Sign “Subject to Mortgage Finance”: If you decide to buy, ensure the preliminary contract includes a “subject to finance” clause. If the bank rejects your loan, this clause allows you to recover your deposit safely.
3. Ensure Flawless Translations: If a document has been translated, ensure it is a certified, proper translation.
4. Application Structure: If you are married, the application is best in joint names, and up to four people can appear on the deeds.
5. Commission an Independent Survey: If you use a bank, they may conduct a survey, but this is usually only for the bank’s benefit. Protect yourself by hiring a good, independent French surveyor to thoroughly check the property on your behalf.
6. Double-Check New Builds: If you are buying an off-plan or new build property, meticulously check that it meets the exact specifications upon completion. Ensure nothing advertised is missing before finalising the handover.
Are you ready to find out what you can borrow? Complete our online assessment via our French Mortgage Rates Enquiry Form. We will analyse your specific financial profile, overall personal financial profile, and residency status to recommend the best French mortgages available to you.
Frequently Asked Questions (FAQ)
How long does it take to get a French mortgage?
It usually takes two to three months from application to completion. Keep in mind that France has many more public holidays than the UK, and there can be both national and regional holidays to take into account (for example, Shrove Tuesday is a public holiday in some areas, and locals often take the next day off, too). A lot of places also shut down over August, so that is not a good time to try to complete.
How can I access the best French mortgage rates?
The best way to find current mortgage rates is to complete our French Mortgage Rates Enquiry Form. We will analyse your profile and recommend the best options and deals.
Can I remortgage my French house?
No, this is not currently available for any purpose.
What French mortgage do you need for seasonal lettings?
That is no different from a normal residential mortgage.
Can I get a French buy-to-let mortgage?
Yes, there are no restrictions on letting a property in France. However, as mentioned above, remember that French lenders typically do not take projected rental income into account when conducting affordability checks.
For more tips on buying a property abroad visit our helpful blog post: TOP 20 TIPS FOR BUYING PROPERTY ABROAD.
Could you get A French mortgage?
Complete our questionnaire and we will let you know if we can help you get the overseas mortgage you are looking for.
