French banks apply a national 35% debt cap that counts your debts worldwide, and non-EU buyers often borrow only 50–70%. What to expect from the process, the fees and the paperwork.
France lends to foreign buyers, but the rules are set nationally and applied strictly, so the outcome depends more on your income file than on your passport. Our general guide to mortgages for non-residents covers the basics across countries; this one goes deeper on France. Figures are indicative, drawn from 2026 lender and adviser sources, and change.
The rules every French lender must follow
The French financial stability council (HCSF) sets limits that apply to all borrowers, whatever their residency:
- Total debt payments, insurance included, must stay at or below 35% of income. This counts your debt servicing worldwide, not only the new French loan. Ask your lender exactly how it measures the income base.
- The maximum term is 25 years, or 27 for off-plan purchases and house-building contracts.
- Banks have a limited flexibility margin, up to 20% of the loans they originate, which is reserved largely for main residences. Do not count on it for a second home or investment property. As of 2026, the council has confirmed there is no loosening of these rules.
How much French banks lend non-residents
- EU and EEA residents typically see LTV of roughly 65–80%, with up to 85% mentioned for strong files. Non-EU buyers should expect roughly 50–70%, meaning a deposit of 30–50% plus fees.
- Many banks want you to hold some savings in reserve, reported at anywhere between six and 24 months of repayments.
- For rental purchases, banks typically count only part of the projected rent in the affordability test, with about 70% reported.
- If your income is not in euros, some lenders apply a haircut when computing the 35% ratio because of currency risk.
- US citizens can run into FATCA reporting hurdles, and some banks decline them. Several banks accept them, usually with a larger deposit.
Rates in 2026
French mortgages are overwhelmingly fixed-rate. Reported 2026 averages run from about 3.05% on 10-year loans to about 3.4% on 25-year loans for strong files, and non-residents are reported to pay a further 0.2–0.5 points. Indicative non-resident ranges quoted by advisers are roughly 3.5–4.6% on 20–25-year loans. Treat these as a guide and obtain live quotes.
Documents
- Passport and proof of address
- Last three payslips, two to three years of tax returns
- Around three months of statements for each account
- Repayment schedules for any existing debt
- Certified translations when the bank asks for them, case by case
- Self-employed borrowers need two to three years of accounts, and very recent businesses are often refused
A French bank account is a condition of the loan. Reported timelines run 8–12 weeks end to end, including a mandatory 10-day reflection period after you receive the loan offer.
What you pay on top of the deposit
- Notary fees on a resale home are roughly 7–8% of the price. Most of that is transfer duty that goes to the state and local authorities, now around 6.32% in the many departments that raised the rate and about 5.81% in the few that did not. On a new build the notary fees are only around 2–3%.
- Lender guarantee (caution), typically reported at about 1–1.5% of the loan, partly refunded at the end of the loan.
- Mandatory borrower insurance, reported at about 0.2–0.4% of the borrowed capital per year. You can switch to an outside insurer under the Lemoine law (2022).
- Bank arrangement fees reported at roughly €500–1,500.
- Early repayment fees are capped by law at six months' interest and no more than 3% of the outstanding capital.
Pitfalls to avoid
- Underestimating the 35% cap because it counts all your debts, including those abroad.
- Assuming an EU-style LTV when you are a non-EU buyer.
- Building the plan on rental income that the bank will only partly count.
- Foreign-currency income and the exchange-rate risk it creates.
- Signing a compromis de vente without a financing condition (condition suspensive d'obtention de prêt). Check that your contract has one, with a realistic deadline.
- Relying on financing the notary fees. Non-residents are rarely able to.
FAQ
Can a non-resident get a mortgage in France? Yes, with a French bank account and a documented income file. What is the maximum term? 25 years, or 27 in certain off-plan cases. How much deposit do I need? Plan on 20–50% depending on your nationality and file, plus the notary fees. Does the 35% rule apply to me? Yes, to every borrower, and it counts debts worldwide. Can I repay early? Yes, with the legal fee cap above.
How we help
We connect buyers with brokers and banks that lend to non-residents in France and structure the purchase around realistic financing. This is general information, not financial, tax or legal advice: HCSF rules, rates and fees change, and every lender applies them differently, so confirm current terms with a licensed broker and a French notary before committing.