Getting a mortgage in France as a non-resident
Non-residents can borrow from French banks: plan a 20–30% down payment (banks typically finance 70–80% of the price), total debt payments capped at 35% of net income under French banking rules, and terms up to 25 years — at rates fixed for the whole term, the French norm. Here is what banks actually look at, and how the financing fits into a Paris purchase.
What French banks look at
Three things decide a non-resident file: income stability (salaried income in a strong currency reads best; self-employed income needs longer history), the down payment (20–30% of the price, plus acquisition costs paid from savings), and remaining savings after closing — banks want to see a cushion, not an account emptied by the purchase.
Income in a foreign currency is accepted but weighted conservatively, and the 35% debt-to-income cap includes the mandatory borrower insurance. EU residents generally access terms close to French residents; non-EU profiles are asked for more equity.
Resident vs non-resident: typical terms
| French resident | Non-resident | |
|---|---|---|
| Typical down payment | 10–20% | 20–30% or more |
| Financed share | Up to 90% | 70–80% |
| Max term | 25 years | Often 20–25 years |
| Rate type | Fixed for the term | Fixed for the term |
| Debt-to-income cap | 35% incl. insurance | 35%, applied conservatively |
Orders of magnitude under French HCSF guidelines — each bank sets its own policy and conditions evolve; treat this as a framework, not a quote.
The application, step by step
Assemble the file before you search
Passport, last three tax returns, recent payslips (or accounts if self-employed), bank statements, and a summary of existing loans. Non-resident files are judged on completeness — a clean dossier is your best rate lever.
Get a pre-approval
A bank or broker pre-approval letter tells sellers your financing is real. In a market where good properties get several offers, it often decides which offer wins at equal price.
Offer with a financing condition
Your purchase agreement includes a condition suspensive de prêt: typically 45–60 days to obtain the loan. If the bank declines, you withdraw and recover your deposit in full.
Insurance, then funds through the notary
French mortgages require borrower insurance (assurance emprunteur), with a health questionnaire. Once the loan is issued, funds are released directly to the notary's escrow for the final deed.
How this fits the purchase timeline
Financing is the main clock in a French purchase: the compromis gives you 45–60 days to produce the loan, and the final deed follows about three months after the compromis. Starting the bank conversation before the search — not after finding the property — is the single highest-leverage move a non-resident buyer can make. It is also the first thing your Comète hunter will put on the plan at the briefing call.
Frequently asked questions
Financing a Paris purchase from abroad?
A dedicated hunter calls you back within 24 hours — including to connect you with brokers used to non-resident files. No commitment.