Buying property in France as a non-resident is entirely possible, and French banks lend to international buyers every day. What changes compared to a domestic purchase is the paperwork, the deposit expected of you, and the way lenders assess your income. This page sets out the main financing routes available.
French lending is conservative by international standards, and that is largely good news for borrowers. Rates are fixed for the whole term far more often than in the UK or the United States, and the regulatory framework limits how much of your income can go towards debt. The trade-off is that approval depends on meeting fairly rigid criteria rather than on negotiation.
| Type | Typical use | What to expect |
|---|---|---|
| Fixed rate (taux fixe) | The default choice for most buyers | Rate locked for the entire term, monthly payment never changes |
| Variable rate (taux variable) | Rare, usually capped | Lower starting rate, most French lenders cap the maximum movement |
| Interest only (in fine) | Investment purchases | Capital repaid at the end, usually requires pledged savings |
| Bridging loan (prêt relais) | Buying before selling | Short term, typically 12 to 24 months |
Three figures matter more than anything else in a French mortgage application.
The debt-to-income ratio. French lenders work to a maximum total debt service of around 35 per cent of gross income, including the new loan and any existing borrowing anywhere in the world. This is a regulatory guideline rather than a negotiating position, and it is the single most common reason applications fail.
The deposit. Non-resident buyers are generally asked for more than residents. Where a French resident might borrow 90 per cent of the price, a non-resident is more commonly looking at 70 to 80 per cent, with the balance plus purchase costs paid from their own funds.
Remaining income. Beyond the ratio, lenders assess what is left to live on once the mortgage is paid. A high earner with large existing commitments can be refused where a more modest but unencumbered applicant succeeds.
French lenders require borrower insurance covering death and disability, and the cost is a real part of the monthly payment rather than a footnote. Since the Lemoine law came into force, borrowers can change insurer at any point during the loan without penalty, which makes it worth reviewing after completion even if you accept the bank’s own policy at the outset.
If you are buying a home to live in or use seasonally, our guide for non-resident buyers covers the documentation and the practical sequence. If the purchase is a rental investment, the investment financing guide explains how rental income is treated. For the wider process, from offer to keys, start with the French property buying guide.