Crédit Agricole, BNP Paribas, CCF, Société Générale… which banks accept non-resident applications, on what terms and depending on which country? ImmoPourExpat’s field comparison, drawn from more than 1,000 files.
“Five banks said no.” This is the sentence that comes up most often in the messages we receive from discouraged expats. And yet, after more than 1,000 expat files supported in more than 60 countries, the finding is clear: it is almost never “all the banks” that refuse. It is that you knocked on the wrong doors, in the wrong order, without the right file.
Not all French banks finance non-residents. Some have a dedicated desk, others refuse on principle, and many decide case by case depending on your country of residence. This guide gives you the map: the banks that say yes, those that say no, their real terms, and the strategy to turn a “no” into a loan approval. With the field perspective of Frédéric Moreau, founder of ImmoPourExpat, specialist in expat property investment.
A bank always takes a conservative approach: take as little risk as possible while earning as much money as possible. A non-resident ticks, in its eyes, several “risk” boxes: no address in France, income received abroad and sometimes in foreign currency, more complicated recourse in case of non-payment, a remote relationship. Some banks therefore prefer to close the door rather than process a file they handle poorly. Others have built dedicated expertise and made it a market in its own right.
From one institution to another, everything changes: the accepted country of residence, the down payment required, the maximum term, the way foreign-currency income is counted, whether or not you must place savings. A file refused by one passes without difficulty at another. That is precisely why you should never draw a conclusion from a single refusal: it reflects a bank’s internal policy at a given moment, not the quality of your project. One of our members, refused by all his banks, ended up buying in France with only 7% down payment, simply by changing approach and institutions.
“There is one essential thing: having banking partners. In the support programme, we highlight these partners, banks where our members get access to loans much more easily and quickly. That is what makes all the difference compared with an expat knocking on doors alone.” Frédéric Moreau, founder of ImmoPourExpat
Historically one of the networks most open to non-residents, through three doors: the regional banks with branch delegation (the manager decides locally), CA Britline (the dedicated English-speaking branch, widely used by expats in the United Kingdom and beyond), and the private bank for higher wealth. Rather accessible countries: eurozone, Switzerland, Singapore, Netherlands. Down payment often 20-25% alone facing the bank.
A desk specifically designed for non-resident buyers, open to a wide range of countries (OECD, Emirates, Asia…). In return, firmer requirements: 20 to 30% down payment, and often the obligation to place savings with them. A real solution for “difficult” countries, but one to negotiate closely.
Beware of a frequent confusion: HSBC no longer offers mortgages to individuals in France. Its retail banking activity was taken over by CCF (My Money Group) on 1 January 2024. If you still read “HSBC France” in old articles, it is now CCF you should target for this type of file.
Access varies depending on the branch and the country of residence. Some branches are happy to process expat files, others much less so. As often, everything depends on the contact person and on how the file is presented.
Highly decentralised mutual networks: the non-resident policy depends on the regional bank. The BRED has, for example, an active non-resident division in certain areas (Asia, United Kingdom, overseas territories). Here again, branch delegation is decisive.
Other networks process expat files depending on profiles and countries: LCL (expat service), CIC and its subsidiary Banque Transatlantique (designed for high-income expats), or the Crédit Mutuel via its border regional banks for Swiss residents. No universal rule: these are openings to test within a multi-bank approach.
Boursorama, Fortuneo, Hello bank!, BforBank, Monabanq…: they do not finance non-residents. Worse, some even close the accounts of customers who have become expats.
“Avoid online banks. Not only do they not like non-residents, but above all you will never be able to borrow with them. You are wasting your time, because meanwhile you are not building a relationship with a bank that can really lend to you.” Frédéric Moreau
The ranges below correspond to the public conditions observed alone facing the bank. Keep in mind when reading this table: with suitable support and banking network, our members do not stay at these 20-30%. They bring the down payment down to a resident’s level, 0 to 8% depending on the file, often reduced to notary fees alone, sometimes zero. The table therefore shows the “alone” starting point, not the limit of what is achievable with the right method.
We detail the amounts by profile and country in our guide to thenon-resident mortgage down payment.
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This is the most underestimated parameter: with an equal profile, your country of residence radically changes access to credit. For the remaining conditions (down payment, debt ratio, borrower insurance, documents to gather), rely on our complete guide to the non-resident mortgage.
Income in euros, a similar regulatory framework, easier recourse: this is the simplest configuration. Lowest down payment, longest terms, greatest number of accessible banks.
Income in foreign currency (hence discounted), distance, sometimes a savings placement requirement: the down payment rises (often 25-35%) and the number of banks shrinks. All is far from lost, our members regularly secure financing there, but preparation and the network become decisive.
Client case: expat in Dubai. From one of the countries reputed to be the hardest for a non-resident, she bought a property in France at €275,000 with only 3% down payment. Proof, once again, that it is the method that makes the difference, not the country of residence. She tells it all in this video.
No tax treaty with France, instability, exchange controls: this is where refusals concentrate. Specialised support is then almost indispensable to offset the initial handicap. In the eurozone financing is simpler; as a non-resident in Asia, you borrow more easily than an expat in the United States. Understanding where you stand is already anticipating.
Contrary to a received idea, the broker is not a mandatory step. With a well-prepared file, the right banking language and a methodical multi-bank approach, an expat can secure their loan approvals themselves. The real key is not to outsource your steps: it is to know which bank to target for your country, in what order to approach them, and how to present your file so as not to “burn” it.
What makes the difference is therefore not “having a broker”, but having the method and the right network. A broker can save time, especially for difficult countries, but a generalist broker, not specialised in non-residents, often has neither the right contacts nor the right reflexes.
“Beware of so-called banks or brokers ‘specialised in non-residents’. Their terms are often very disadvantageous: high rate, inflated fees and big sums to place with them. A good partner is the opposite: they open doors without fleecing you.” Frédéric Moreau
Our approach is not limited to brokerage. We give you the method to be autonomous and credible in front of the banker, and we put at your disposal a network of banking partners built on more than 1,000 files, with a proven multi-bank strategy: we never bet on a single bank. That is the whole meaning of our non-resident financing support programme. Result: you keep control of your project while accessing resident-grade terms.
“You must contact at least ten or so banks and aim for two loan approvals. Never stop the process until the final offer is signed. This multi-bank strategy is a real life insurance for your project.” Frédéric Moreau
One last simple but rewarding reflex: if you already have an account in France, keep it open.
“I had closed my account in France when I left, to save a few tens of euros a year. It was a mistake: that account could have opened a door to get a loan. If you have one, keep it.” Frédéric Moreau
Mainly the regional banks (Crédit Agricole, Caisse d’Épargne, Banque Populaire/BRED) with branch delegation, and the non-resident/international desks of BNP Paribas (International Buyers), CCF (ex-HSBC France), Société Générale, LCL and CIC / Banque Transatlantique. Online banks, for their part, systematically refuse.
No, no longer under that brand: HSBC’s retail bank in France was taken over by CCF on 1 January 2024. For an individual mortgage, it is now CCF you need to approach.
It is not always mandatory, but it is a real asset. An existing account can open a door with that bank and improve your “scoring”. If you have one, keep it open.
No. Boursorama, Fortuneo, Hello bank!, BforBank or Monabanq do not lend to non-residents. Approaching them means wasting precious time.
Alone facing the bank: about 20-25% in the eurozone/EU, 25-35% for countries outside the EU (Gulf, Asia, North America), more for countries without a tax treaty. With the right banking network, our members bring this down payment down to a resident’s level.
At least about ten, to aim for two loan approvals. A single bank saying yes is enough to carry out your project, but you still must not put all your eggs in the same basket.
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The information on this page is general and does not replace tax, legal or financial advice suited to your situation.
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