Mortgage for non-residents in France: the complete 2026 guide

Every week, expats write to us, discouraged: their mortgage application has just been refused, and they conclude it is “because of” their life abroad. The truth, after more than 1,000 expat files supported in more than 60 countries, is quite different: in the vast majority of cases, it is not non-resident status that blocks. It is strategy mistakes, perfectly avoidable.

Yes, you can obtain a mortgage in France as a non-resident, and on good terms. This guide gives you everything: the real conditions banks require, the down payment to plan for, the institutions that lend (and those to avoid), the documents to gather, borrower insurance, and the mistakes that cost you a refusal. All with the field perspective of Frédéric Moreau, founder of ImmoPourExpat, specialist inexpat property investment, who has himself built more than €3M of loans from abroad.

Why do banks treat non-residents differently?

Perceived risk: no address in France, income abroad

A bank always takes a conservative approach: take as little risk as possible while earning as much money as possible. Yet a non-resident ticks, in its eyes, several “risk” boxes: no address in France, income received abroad and sometimes in foreign currency, harder recourse in case of non-payment, and a remote relationship. As a result, it applies a “non-resident tariff”. But this perceived risk is not fixed: it can be worked on, with a file to back it up.

“We are not all equal: banks do not lend in the same way depending on your country of residence. 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.” Frédéric Moreau, founder of ImmoPourExpat

What this changes in practice for your file

In practice, non-resident status translates into a higher down payment, a loan term often capped at 20 years, a discount applied to income received in foreign currency, longer processing times (allow 6 to 8 weeks more than a resident file) and a reduced number of accessible banks. “Less attractive” does not mean “impossible”: the whole difference lies in preparation and approach. This is exactly what allows our members, with the right method, to bring their terms to a resident’s level.

The conditions to obtain a mortgage as a non-resident

Personal down payment: between 20% and 30% (+ notary fees)

Alone facing their bank, a non-resident is most often asked for a 20 to 30% down payment of the price, plus notary fees. But this famous “mandatory 30%” is more a myth that became practice than a rule.

“No, it is not normal to put in 30% down payment, especially at the start of an investor career. I put in only 1.3% down payment on my very first €200,000 investment. It is by keeping the down payment low at the start that you can chain projects together, instead of tying up tens of thousands of euros in a single one.” Frédéric Moreau

His progression illustrates the logic: around 4% down payment up to €800,000-€1M borrowed, then about ten percent beyond, and 20 to 30% today, once more than €3M of debt has been reached (the risk, at that level, is logically higher). The underlying message: your salary is not the decisive factor, your file is. And this is precisely where the method changes everything: with our support and banking network, our members secure terms comparable to those of a resident, a down payment often reduced to notary fees alone (around 8%), sometimes zero, even earning less than €3,000 a month.

To find out everything on the subject, see our dedicated guide: what down payment for a non-resident mortgage.

Borrower profile: income, stability, country of expatriation

The bank above all looks for stability. Employee status reassures more than self-employed or entrepreneur status (in the latter case, paying yourself a salary from your own company helps show regular income). But stability is not only salary: it is also regular, visible savings. The ideal is to save every month, around 30% of your income, and above all to document it.

“Save every month and document it: a dated transfer from the current account to a savings account, labelled ‘monthly savings’. If you save €1,500 a month, the banker immediately sees that even if the tenant disappears, you can pay a €1,000 monthly payment. This is often what tips a file.” Frédéric Moreau

Finally, the country of expatriation matters: the eurozone and EU offer the simplest conditions; countries outside the EU (Dubai, Singapore, United States, Canada…) imply tougher conditions; countries with no tax treaty with France concentrate the most refusals. Here again, specialised support can offset this initial handicap and bring your conditions closer to those of a resident.

Debt ratio: how banks calculate your foreign income

The rule of 35% maximum debt ratio (HCSF standard) also applies to non-residents. Your foreign income is taken into account, but with a discount that depends on the currency: euro, dollar, pound sterling or Swiss franc are little penalised, whereas more volatile currencies suffer a higher “safety margin”. A point often overlooked: since rates went back up, the savings you place have regained value in the bank’s eyes (through the prudential ratio, it can relend a large share of the sums deposited). Substantial savings placed with the lender therefore become a real negotiating argument.

Taking future rental income into account

For a buy-to-let investment, the bank includes expected rents in your borrowing capacity, generally at about 70 % (to absorb vacancy and costs). Hence the importance of a genuinely profitable project, and of a pitch centred on the property.

“I always steer the discussion with the banker towards the property, not towards myself. If your investment is profitable, you have much better chances of obtaining good financing, because the bank sees an asset that repays itself.” Frédéric Moreau

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Which banks lend to non-residents in France?

Not all banks finance non-residents, and above all: you don’t attack the market just any old way. Badly approached, a bank is durably “burned” for your file. Not all French banks finance non-residents, and above all: you don’t attack the market just any old way. Here are the broad lines; for the bank-by-bank detail and a full comparison table of conditions, head to our guide on the banks that lend to expats.

Banks that accept expat applications

In practice, the best openings often come from regional banks or peripheral branches with branch delegation : the manager can decide locally there, case by case, without going up to a timid national committee. Some national networks also have divisions dedicated to non-residents, with access varying by branch and country of residence. The real key is not “the” right bank in absolute terms, but a network of banking partners used to non-resident profiles. It is this network that allows our members to access resident-grade terms.

Banks to avoid (those that refuse systematically)

“Avoid online banks: they don’t like non-residents and you will never be able to borrow with them, you are wasting your time. Also beware of so-called ‘non-resident specialist’ banks or brokers: often disadvantageous terms, a high rate and sums to place with them.” Frédéric Moreau

Same caution with the very large networks reputed to be timid on non-residents: you risk either a refusal or a loan on poor terms. And absolutely avoid accumulating small consumer loans before your application: they taint the file and eat into your savings capacity.

Online bank vs traditional bank: which strategy?

The right strategy is multi-bank and methodical : consult several institutions in parallel, in the right order, with a calibrated file. Allow at least ten or so banks contacted to aim for two loan approvals, and never stop your efforts until the final offer is signed. This is exactly where a non-resident financing support programme changes the game.

Documents to prepare for your bank file

Identity and personal documents

A valid ID (national ID card or unexpired passport: an expired document blocks both bank and notary), proof of address abroad, the family record book (livret de famille), and proof of your residence situation (residence permit or equivalent depending on the country).

Proof of income from abroad (translated, apostilled)

Your latest payslips, your latest tax notice (local, and French where applicable), your account statements, and above all your proof of savings (the famous dated transfers). Depending on the country, some documents will have to be translated, even apostilled to be admissible. Plan for these administrative delays, often underestimated.

Documents related to the property project

The preliminary sales agreement or a valuation of the property, its description, and a clear financing plan. For a buy-to-let investment, add a simple business plan: expected rent, target yield, envisaged tax regime. This is what brings out profitability in the banker’s eyes.

Borrower insurance for non-residents: the point often forgotten

Why insurance is more complex for an expat

Borrower insurance is the great oversight in loan applications, and this is even truer for an expat. Bank group contracts sometimes exclude or surcharge residence outside France, certain countries or occupations judged risky, or frequent travel. Result: a rising cost, or incomplete cover.

Insurance delegation: the recommended solution

“Almost nobody thinks about borrower insurance, and yet: with insurance delegation, you sharply reduce the cost and often obtain better cover. It is a real negotiating lever, just like the rate or arrangement fees.” Frédéric Moreau

The law allows you to choose insurance external to the bank (insurance delegation). For a non-resident, this is often the most effective route to obtain cover suited to your situation, at a competitive price.

Minimum guarantees required by banks

The bank imposes a baseline: at a minimum death and PTIA (total and irreversible loss of autonomy), often supplemented by incapacity and invalidity cover (ITT/IPT). The insured share (the part of the loan covered by each borrower) must meet the level required by the bank. Check that your delegated contract offers guarantees at least equivalent to those of the group contract.

The 5 mistakes to avoid to maximise your chances

Mistake 1 - Underestimating the down payment needed

The down payment is not just a percentage of the price: you must add the notary fees (about 2.5% for new-build, 7 to 8% for existing property) and keep savings after the purchase, which the bank examines closely. Planning for just “20%” without counting the rest is the first cause of last-minute blockage.

Mistake 2 - Approaching banks without a method (or approaching only one)

Putting all your eggs in one basket is risky: a bank may refuse at the last minute, change internal policy or hit its quotas. Criteria vary enormously from one institution to another.

Client case: Marie, who lives in London, had a solid file but had consulted only one bank. Verdict: refusal, or else 40% down payment and €100,000 to place with them, in other words a disguised refusal. Conversely, never rely on a mere verbal agreement: Pierre, who lives in Canada, had signed a preliminary sales agreement on an agreement in principle; 10 days from the deadline, the credit committee refused for “country risk”, putting him at risk of losing a €35,000 deposit. The rule: multi-bank approach (aim for two approvals), written confirmation before any signature, and sufficiently long conditions precedent.

Mistake 3 - Neglecting borrower insurance

As we have seen: insurance can weigh heavily in the total cost of the loan. Neglecting it means accepting a higher APR (TAEG) without knowing it. Think insurance delegation from the start, and compare the total cost (rate + insurance + arrangement fees + guarantee), not just the advertised rate.

Mistake 4 - Ignoring the impact of the exchange rate

When your income and down payment are in a foreign currency, an exchange-rate move can reduce your borrowing capacity or make your down payment more expensive at the time of transfer. Plan the conversion, watch the timing of your transfers to France, and keep a safety margin. This is a parameter that resident borrowers do not have, and one that must be factored in early.

Mistake 5 - Not planning for management and taxation

Financing is only one building block. A non-resident project is thought through end to end: tax regime (LMNP is often the most advantageous), taxation of rents, and remote property management. On this last point, here is how to manage your tenants from abroad. For the overview, rely on our complete guide to property investment for expats ; and for the operational step-by-step remotely, our guide to investing in France from abroad.

A real example of an accepted expat file

Jean-Rémy, who lives in New York for 10 years, signed from the United States for an apartment building near Toulouse (4 units and 3 garages, ~€400,000, ~7.5% yield). On the financing side: a 25-year loan with only 5% down payment, from one of the hardest countries for a non-resident. The method, once again, rather than the profile.

FAQ: non-resident mortgage

What minimum down payment for a non-resident mortgage?

Alone facing their bank, expect 20 to 30% of the price, plus notary fees. With suitable support and banking network, the down payment drops to a resident’s level: our members obtain financing with a down payment reduced to notary fees alone (around 8%), sometimes zero. Everything hinges on the quality of the file and the banking strategy.

Which banks lend to non-residents?

Mainly regional banks or peripheral branches with branch delegation, and certain non-resident divisions of national networks. Conversely, online banks do not finance non-residents. The right approach remains multi-bank, targeting institutions genuinely open to your country of residence.

Do you need a bank account in France to borrow?

It is not always mandatory, but it is a real asset. If you already have a French account, keep it open: it can open a door with that bank. Opening or maintaining an account, or even a credit card or landlord insurance, also helps build a favourable relationship and “scoring”.

Can you take out borrower insurance from abroad?

Yes. Insurance delegation lets you choose a contract external to the bank, often better suited to an expat situation and cheaper. Check that the guarantees (death, PTIA, and where applicable incapacity/invalidity) are at least equivalent to those required by the bank.

Can a non-resident borrow at 110% (no down payment)?

It is rare for a non-resident on their own: banks expect at a minimum the fees to be covered. However, financing with a very low down payment (notary fees only, sometimes zero) is achievable with a solid file, documented savings and the right banking partner, as our supported files show, where our members secure resident terms.

Does the exchange rate affect my mortgage?

Yes, as soon as your income or down payment is in a foreign currency. The bank applies a discount to income in a volatile currency, and an exchange-rate move can change your capacity or the real cost of your down payment. Plan the conversion and the timing of your transfers.

Ready to take action?
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