Buying Guide
Non-Resident Mortgages in France: The 2026 Guide
How much you can borrow, who is still lending to international buyers, and what it costs on a Riviera purchase.
In This Guide
Non-Resident Mortgages in France: The 2026 Guide
Can a non-resident or foreigner get a French mortgage in 2026?
Quick answer: Yes. Several French banks lend to non-residents in 2026, typically up to 70–85% loan-to-value for EU/EEA buyers and 50–70% for non-EU buyers, at rates around 3.5–4.25%. Approval hinges on the HCSF 35% debt-to-income rule, not nationality.
French mortgage finance for international buyers is open but more selective than before. Lenders assess your worldwide income and existing debt, require a larger deposit from non-residents than from residents, and apply the national affordability rules in full. A euro-denominated mortgage can also be a natural currency hedge for a buyer whose income is in euros, or who wants to limit exposure when converting from sterling or dollars.
Verify before you commit
This is general information for foreign buyers, not financial advice. Rates, loan-to-value and lender appetite change frequently and depend on your profile. Confirm current terms with a French bank or a regulated broker before relying on any figure here. Verified 29 June 2026.
What is the HCSF 35% rule, and how does it limit borrowing?
Quick answer: Since January 2022 the High Council for Financial Stability (HCSF) binds French banks to a maximum 35% debt-to-income ratio—including loan insurance—and a loan term generally capped at 25 years. The 35% applies to your total worldwide debt servicing, not just the new loan.
This is the single biggest constraint for international buyers. If your gross monthly income is €12,000, total monthly debt repayments—existing mortgages anywhere in the world, plus the new French loan and its insurance—must not exceed about €4,200. Banks retain only limited flexibility to exceed the threshold. The rule is published and enforced by the HCSF; the affordability test, not your passport, usually decides the maximum loan.
How much deposit do non-residents need?
Quick answer: EU/EEA buyers can often borrow up to 85% (75–80% is more typical); non-EU buyers usually see 50–70%. So budget a deposit of 20–30% (EU) or 30–50% (non-EU)—plus the ~7% notaire fees, which are not financed.
| Buyer profile | Typical max LTV | Deposit needed |
|---|---|---|
| EU / EEA resident | 75–85% | 15–25% |
| UK resident (post-Brexit) | 70–80% | 20–30% |
| Non-EU (incl. US) | 50–70% | 30–50% |
Remember the deposit sits on top of acquisition costs. On a €1.5M Riviera villa, a non-EU buyer borrowing 60% would need roughly €600,000 of equity plus about €105,000 in notaire fees—see our notaire fees guide—before furnishing.
Which banks lend to non-residents in 2026?
Quick answer: The active non-resident channels in early 2026 are CCF, Crédit Agricole Britline and BRED. BNP Paribas International Buyers—long the default for many foreign buyers—has stopped writing new mortgages, so the market is thinner and a broker helps.
Each lender has its own minimum loan size, accepted income types and country list. Crédit Agricole Britline is English-language and UK-oriented; CCF and BRED both run non-resident desks. Because BNP’s exit removed a major option, an experienced French mortgage broker is now worth the fee for matching profile to lender, especially for retirees, the self-employed, or buyers with complex international income. Expect indicative rates of 3.5–4.25%, slightly above resident rates and dependent on LTV and term.
What do US buyers face under FATCA?
Quick answer: US citizens and green-card holders are "US persons" under FATCA, which obliges French banks to report their accounts to the US. Many lenders limit or decline US-person mortgages to avoid the compliance burden, so the lender pool is narrower and a specialist introduction matters.
FATCA does not ban US buyers from owning French property—it raises the friction of borrowing here. Some French banks simply do not lend to US persons; those that do may require US tax filings and additional documentation. American buyers should line up financing early, consider whether a larger cash component is simpler, and take cross-border tax advice (US worldwide taxation interacts with French rules). Currency planning matters too—see our currency guide.
Frequently Asked Questions
Frequently Asked Questions
Slightly. Non-resident rates in early 2026 run around 3.5–4.25%, a little above resident rates, varying with loan-to-value, term and profile. The bigger difference is the larger deposit required, not the rate.
Yes. The HCSF 35% debt-to-income cap applies to your total worldwide debt servicing including existing mortgages, plus the new French loan and its insurance. Reducing other debt before applying can raise your borrowing capacity.
Usually not for non-residents. Lenders finance a share of the price and expect you to pay the ~7% notaire fees from your own funds. Budget them as cash on top of the deposit.
BNP Paribas International Buyers has stopped writing new non-resident mortgages as of early 2026. The active channels are CCF, Crédit Agricole Britline and BRED. A broker can confirm current appetite, which changes.
It can make sense. A euro mortgage hedges currency risk for buyers whose wealth is in sterling or dollars, and keeps capital invested elsewhere. Weigh the rate against your expected return and currency view—see our currency guide.
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