Borrowing capacity calculator non-resident
Do you live abroad and want to buy in France? Estimate in one minute what a French bank could lend you and the price of the property you can aim for, notary fees included.
Your income
Salaries net of social contributions, before income tax, converted into euros.
100% for income in euros. Outside the euro, some banks only take part of it into account (currency risk): this is an assumption, each bank has its own rule.
Often taken into account at 70% by banks: a custom, not a rule.
Your mortgage
25 years at most. 27 years only with a deferral of 2 years at most (off-plan purchase, construction or works of at least 10% of the cost).
Indicative rate excluding insurance, to be adjusted according to the offers received.
It first covers the notary fees. For a non-resident, banks often ask for 20 to 30% of the price.
Indicative estimate: it replaces neither tax advice nor a loan offer. Calculation done in your browser, no data is sent or stored.
How does a bank calculate a non-resident’s borrowing capacity?
Since 2022, French banks have applied the standard of the Haut Conseil de stabilité financière (HCSF): your loans, insurance included, must not exceed 35% of your net income before tax, and the loan term is limited to 25 years. It can reach 27 years with a deferral of 2 years at most, for an off-plan purchase, a construction or works of at least 10% of the total cost. Banks also apply it to non-resident applications, with additional requirements.
What changes for a non-resident
- The currency : income in Swiss francs, dollars or dirhams exposes the bank to currency risk. Some banks only take part of it into account, others ask for a higher down payment. Each bank has its own rule.
- The country of residence : some banks only lend to residents of specific countries, others ask you to domicile your income in France.
- The down payment : it covers at least the notary fees, and banks often ask a non-resident for 20 to 30% of the price.
- Future rents : for a buy-to-let investment, many banks take 70% of the expected rent into account.
What formula does the calculator use?
Maximum monthly payment = 35% × (income taken into account + 70% of expected rent) − existing loans. The borrowable amount is then calculated for an amortising fixed-rate loan, insurance included. The target property price removes the notary fees, estimated at 8% of the price for older properties. Guarantee, application and brokerage fees are not counted.
Example. A couple based in Luxembourg earns €6,000 net before tax per month, in euros, and has no loan. At 35%, their monthly payment can reach €2,100. Over 25 years at 3.6% with 0.30% insurance, they can borrow about €395,000. With a €45,000 down payment, they can aim for a property of about €408,000, notary fees deducted. Their down payment then represents 11% of the price: a bank will probably ask them for more.
Learn more
- Non-resident mortgage: how to get one in 2026
- Non-resident property down payment: how much to plan for in 2026?
- The 2026 ranking of banks that lend to non-residents
Frequently asked questions
Can you borrow in France when you live abroad?
Yes. French banks lend to non-residents and apply the same 35% debt ratio standard. They also look at the currency of your income, your country of residence and your down payment.
What down payment is needed for a non-resident mortgage?
There is no legal minimum. In practice, banks ask for at least enough to pay the notary fees, and often 20 to 30% of the price from a non-resident. The amount depends on the country, the currency and the bank.
Is my income in Swiss francs or dollars taken into account?
Yes, but some banks only take part of it into account, because of currency risk, or ask for a larger down payment. The calculator lets you set the share taken into account.
Do the rents of the purchased property count in my income?
Yes, for a buy-to-let investment, many banks take 70% of the expected rent into account (a banking custom, not a legal rule), which increases the borrowing capacity.
What is the maximum loan term for a non-resident?
25 years, as for a resident. 27 years are possible with a deferral of 2 years at most, for an off-plan purchase, a construction or works of at least 10% of the total cost.
Is the rate higher for an expat?
Often a little, and not all banks lend in every country. Comparing several offers remains useful.
Rules up to date as of 2 November 2026. This calculator gives an estimate: it replaces neither a notary nor tax advice on your situation.
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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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