Mortgage in France as a non-resident: building a file banks can finance

What the bank needs to verify

Identity and residence

Passport or ID, current address, tax residence, family situation and, depending on the case, your matrimonial regime.

Income and outgoings

Employment contract, payslips or business accounts, tax returns, bank statements and existing loans. A translation may be requested.

Deposit and source of funds

Amount available, when it is available, and proof of origin. Banks and the notary run checks on fund transfers.

The project in France

Purchase agreement, intended use, works, expected rental income, timeline and the safety margin left after purchase.

Why currency and country of residence matter

Income paid outside the euro area adds an exchange-rate risk. A lender may apply a prudent assumption, ask for a longer history or treat some income as less stable. Your country of residence also affects document checks, transfers and the guarantees that can be used.

These practices depend on each bank's risk policy, which is why a public list of "banks that accept non-residents" quickly becomes misleading: openness depends on timing, amount, property, country and the full profile.

French lending rules that also apply to you

• The French financial stability authority (HCSF) caps the debt-to-income ratio at 35%, borrower insurance included, and the term at 25 years (27 in some new-build or renovation cases), with a limited share of exceptions left to banks.
• After receiving a loan offer, you must wait 10 days before accepting it (statutory reflection period).
• Borrower insurance is not imposed at one rate for everyone, but the lender can require cover as a condition of the loan. Cost and exclusions depend on the contract, age, health, occupation and country of residence.

Deposit, term and guarantee: no universal scale

A larger deposit can reassure a lender, but it does not automatically offset unstable income, poorly documented funds or an unsustainable project. Term, guarantee and insurance are assessed case by case. Compare the total cost and the APR (TAEG) of written offers, not a rate quoted in an article.

Tax and ownership structure

Tax depends on how the property is used, your country of residence and the applicable tax treaty. Buying in your own name, unfurnished letting, furnished letting or buying through a company do not have the same consequences. ScoreCredit frames the financing; the notary and a tax adviser secure the legal and reporting structure.

Recommended path in six steps

1. Define the use of the property and the overall budget, including fees and works.
2. Gather documents in their original language and identify those to translate.
3. Document the deposit and the source of funds before signing the purchase agreement.
4. Test affordability with a prudent currency assumption.
5. Agree a mortgage contingency and a deadline compatible with an international file.
6. Compare written offers on APR, guarantees, insurance and flexibility.

Official sources

• Notaires de France (English)
• impots.gouv.fr: non-residents
• economie.gouv.fr: mortgage information (French)

Questions

Is there a minimum deposit for non-residents?

There is no legal minimum. Each lender sets its own requirements depending on country, currency, income and project. A larger deposit can help but does not replace a well-documented, sustainable file.

Can income in a foreign currency be taken into account?

Yes, but the lender may apply a prudent exchange-rate assumption or ask for a longer income history.

Does the 35% debt-to-income rule apply to non-residents?

French banks apply the HCSF framework: a debt-to-income ratio of up to 35% including insurance and a maximum term of 25 years, with a limited share of exceptions.