For many expats, buying a property in France is the ultimate lifestyle upgrade, a home in a market known for stability, predictable lending, and long-term fixed rates. But getting a French mortgage as a foreign buyer can feel intimidating, especially if you’re used to fast approvals and credit-score-driven decisions.
The truth? It’s absolutely achievable, but you need to understand the French system, prepare early, and work with its logic rather than against it. This guide walks through everything international buyers need to know, plus insider tips based on real cases and the patterns we see every day.
Table of contents
Understand how the French mortgage system works
French lending is built on proof, not trust. There’s no FICO score, no credit algorithm. Everything is assessed manually. French banks look at:
- Your income and tax returns
- Employment or pension stability
- Assets and savings
- Age and eligibility for compulsory loan insurance
- The property type and condition
Then they focus on one crucial legal ratio:
The 35% debt-to-income rule
Your total monthly debt (mortgage included) cannot exceed 35% of your gross monthly income. This isn’t a guideline, it’s the law.
For expats coming from the UK, US, Canada or Australia, this is often the first surprise. Even high-net-worth buyers must meet it, regardless of their assets.
Know how much you can borrow as a non-resident
Banks in France lend differently to non-residents. Here are realistic ranges:
- 70–85% loan-to-value (LTV) for most foreign buyers
- 20–25% deposit if you’re from the UK or EU
- 30–40% deposit for Americans and Canadians (due to FATCA and documentation requirements)
Minimum loan thresholds also apply:
- Most banks won’t lend under 100,000 €
- Some set the bar at 250,000 € for non-residents
This isn’t discrimination, smaller loans require the same administrative workload.
Get to know French mortgage timelines
A typical timeline looks like this:
- 45 days to secure financing after signing the compromis de vente
- 6–8 weeks for full approval
- 10-day legal cooling-off period before accepting the mortgage offer
French mortgages move at a slower rhythm, but that rhythm is predictable, and designed to protect borrowers from market volatility.
Prepare a strong mortgage dossier (this is critical)
For foreign buyers, the biggest trap is providing documents that “don’t translate” into the French system.
Expect to provide:
- 3 years of tax returns
- 3–6 months of bank statements
- Proof of pension, dividends, annuities, or salary
- Proof of assets and liabilities
- Certified translations when requested
- Official statements (not screenshots or PDFs from trading apps)
If you’re self-employed, you’ll need three full years of accounts, not just a tax summary.
Buyers who prepare early move through the process smoothly. Those who don’t often lose weeks, or the property.
Be ready for mortgage insurance requirements
Every French mortgage requires loan insurance (assurance emprunteur). For buyers over 60, insurers may request:
- A full medical questionnaire
- Additional medical tests
- Higher premiums depending on health history
But there’s good news:
The Lemoine Law
If your loan is under 200,000 € and you’re under 60, you don’t need to provide medical history at all.
For larger loans, you can shop around freely, you’re not obliged to take the bank’s insurance.
Understand property restrictions and bank risk appetite
Banks assess the property as much as the buyer. They dislike:
- Isolated locations
- Derelict or semi-renovated buildings
- Properties missing key certificates
- Homes they cannot easily resell
A charming old farmhouse near a village?
→ Often fine.
A half-collapsed barn down a dirt road?
→ High chance of refusal.
Liquidity matters, even in France.
Get pre-approval (accord de principe) before you start shopping
Sellers in France increasingly want buyers who are financially credible.
A pre-approval:
- Strengthens your offer
- Shows the bank has screened your finances
- Reduces the risk of delays during the financing period
- Makes you more competitive in popular regions
Some banks even issue a lettre de confort, confirming your borrowing capacity.
Beware of common pitfalls foreign buyers make
Based on real stories and patterns we see, here are the biggest traps:
Trap 1: Documentation that doesn’t “speak French”
Non-standard income like dividends, trust income, or self-employed earnings requires certified proof.
Trap 2: Mortgage insurance delays
If you’re over 60, factor in extra time for medical checks.
Trap 3: FATCA complications (for Americans)
Some banks refuse US clients due to reporting requirements, others specialise in them. Knowing which doors to knock on matters.
Trap 4: Underestimating the timeline
One missing document can reset the clock. Gather everything before signing the compromis.
Trap 5: Off-plan purchases (VEFA)
Banks release funds in stages, and interest starts immediately. You can end up paying for a property that isn’t finished yet.
Foreign buyers rarely expect this.
Think in euros and manage currency risk early
If you’re buying in France but earning in GBP, USD, CAD or AUD, exchange-rate swings can heavily impact:
- Your deposit
- Final payment at completion
- Long-term affordability
At Ibanista, we help expats protect their budget with:
- Forward contracts
- Market monitoring
- Strategy calls
- Better-than-bank exchange rates
Want help navigating your purchase? If you’re buying in France and need to protect your budget from currency swings, we can help. 👉 Book a call to discuss your transfer strategy
Respect the French process
Every signature, cooling-off period, and registered letter feels bureaucratic… until you realise it shields buyers from:
- Hidden fees
- Sudden rate hikes
- Predatory lending
- Short-notice changes
Final notes: Yes, you can get a French mortgage
The myth that foreign buyers “can’t get mortgages” in France started during the 2022–2023 rate spike. But in 2025–2026, banks are reopening to non-residents, especially to financially stable, well-documented retirees.
If you understand the rules, prepare early, and work with the right experts, the system becomes predictable rather than painful, and often offers far better rates than in the UK, US, or Canada.
Planning a move to France or just thinking about it?
Book a free 30-minute call with our team for personalised guidance on relocating to France. 👉 Schedule your call here
Not ready for a call? No problem. Explore our free resources to learn at your own pace:
📚 Browse the blog for expert tips
🎧 Listen to our podcast for real stories and insights
Wherever you are in your France journey, we’re here to help.
