Getting a Mortgage as an Expat in France: Banks, Requirements & Solutions 2025

Securing a mortgage as an expat in France is challenging but absolutely possible. While French banks are traditionally more cautious with non-resident borrowers, several institutions offer specialized products for international buyers. Learn which banks approve expats, what documentation you'll need, realistic interest rates, and proven alternatives when traditional financing doesn't work.

Can Expats Actually Get Mortgages in France? The Reality in 2025

The short answer: Yes, but with conditions. Unlike your home country's banking system—which you've likely navigated for years—French banks approach non-resident borrowers conservatively. However, this hasn't stopped thousands of expats from securing loans to purchase French property.

The key difference? French banks require more collateral, larger down payments, and stricter income verification for non-residents. But once you understand the requirements and work with the right lender, financing your French property is entirely achievable.

According to 2024 data, approximately 18% of French property purchases by foreign nationals involved mortgage financing—a meaningful percentage that proves lenders do engage with expat clients.

Which French Banks Will Finance Expats? The Complete List

Tier 1: Banks Actively Welcoming Expat Clients

1. BNP Paribas

• Specialization: Extensive international experience, multiple offices
• Typical down payment required: 25-30%
• Loan duration: Up to 20 years (shorter than residents)
• Current rate range (2025): 3.2%-4.1%
• Strength: Dedicated teams for foreign nationals; flexible with proof of income

2. Crédit Agricole

• Specialization: Regional presence across all French regions
• Typical down payment required: 20-30%
• Loan duration: Up to 20 years
• Current rate range (2025): 3.1%-4.0%
• Strength: Strong in rural/provincial areas; open to occupational diversity

3. BRED (Banque Populaire)

• Specialization: International buyer programs specifically designed
• Typical down payment required: 25-35%
• Loan duration: Up to 18 years
• Current rate range (2025): 3.3%-4.2%
• Strength: Proactive with expat applications; clear documentation requirements

4. Société Générale

• Specialization: Expatriate wealth management division
• Typical down payment required: 30-40%
• Loan duration: Up to 20 years
• Current rate range (2025): 3.4%-4.3%
• Strength: Best for high-value properties (€500,000+); sophisticated clients

5. LCL (Le Crédit Lyonnais)

• Specialization: International buyer programs in major cities
• Typical down payment required: 25-30%
• Loan duration: Up to 20 years
• Current rate range (2025): 3.2%-4.1%
• Strength: English-speaking teams in Paris, Lyon, Marseille

Tier 2: Banks Open to Expats (With More Stringent Requirements)

CIC Iberbanco, Caisse d'Épargne, and La Banque Postale occasionally finance non-residents, but typically only if you maintain an existing account or meet specific employment criteria.

What Documentation Do French Banks Require from Expats?

French banks need comprehensive proof that you can repay the loan. This is significantly more detailed than documentation required in English-speaking countries. Typical requirements include:

Income Verification (Most Critical)

• Last 2-3 years of tax returns from your home country (translated to French by certified translator)
• Current employment contract with job security/stability assessment
• Recent payslips (last 3 months minimum)
• Professional licensing documents if self-employed (translated)
• Letter from employer confirming salary, position, and employment duration
• Business financial statements if you're a business owner or freelancer

Insider Tip: French banks view foreign employment skeptically. An employment contract lasting 2+ years carries more weight than a 1-year contract. If possible, renew your contract before applying for a mortgage.

Financial Documentation

• Bank statements (last 3-6 months from all accounts)
• Proof of down payment funds with a 3-month history of these accounts
• Asset declarations (investments, savings, retirement accounts)
• Proof of financial stability (pension information, investment portfolios)

Existing Credit Assessment

• Credit report from your home country (if available)
• References from previous/current lenders
• Debt summary (car loans, credit cards, student loans)

Property-Related Documentation

• Property survey and valuation (bank commission)
• Preliminary title deed (acte d'avant-contrat)
• Insurance quote for property coverage
• Proof of legal residency in your home country

The Expat Mortgage Application Process: Step-by-Step

Step 1: Pre-Approval (2-3 weeks)

Contact banks directly with basic information. Some offer pre-approval letters indicating your borrowing capacity without formal application. This strengthens your offer when making an actual purchase.

Step 2: Formal Application (Submit with Complete Documentation)

French banks require ALL documentation at once. Submitting incomplete applications simply delays the process. Budget 2-3 weeks for assembly and translation.

Step 3: Bank Evaluation (3-4 weeks)

The bank reviews your file, orders a property appraisal, and assesses risk. This is longer than most countries because they're evaluating a non-resident borrower.

Step 4: Conditional Approval (1-2 weeks)

Banks issue conditional approval once they're satisfied. Conditions typically include finalizing property details, proof of insurance, and updated financial statements.

Step 5: Final Approval (1 week)

Once conditions are satisfied, you receive definitive approval. Your loan agreement (contrat de prêt) is prepared.

Total Timeline: 8-12 weeks from application to final approval. Start this process before making an offer—it strengthens your negotiating position.

Key Mortgage Terms for Expat Borrowers

Down Payment (Apport Personnel)

This is where expats face the biggest difference. While French residents can sometimes secure loans with 10-15% down, non-residents typically need 25-40%.

Example: James, a Canadian expat, purchased a €300,000 apartment in Lyon. With a 30% down payment (€90,000), he borrowed €210,000 at 3.8% over 18 years, resulting in monthly payments of €1,290. A French resident with 15% down would pay a lower rate and have 25-year amortization.

Interest Rates for Expats (2025)

Expat rates typically run 0.3-1.0% higher than resident rates, depending on nationality, loan size, and economic factors. Current benchmarks:

• EU Citizens: 3.2%-4.0%
• Non-EU Citizens: 3.5%-4.5%
• Fixed vs. Variable: Most expat loans are fixed-rate (preferred for stability)

Loan Duration Limitations

Non-residents rarely qualify for loans exceeding 20 years. This matters significantly because it increases monthly payments. On a €250,000 loan at 3.8%:

• 20-year loan: €1,350/month
• 25-year loan: €1,190/month
• 30-year loan: €1,060/month

Debt-to-Income Ratio: The Critical Number

French banks typically enforce a maximum debt-to-income ratio of 33-35% for expats (versus 40% for residents). This means your total monthly debt payments cannot exceed 33-35% of your gross monthly income.

Example Calculation:

If you earn €4,000/month gross:

• Maximum allowable debt: €4,000 × 33% = €1,320/month
• This includes: mortgage payment + car loan + credit card minimums + any other obligations

Insider Insight: Some banks are stricter (28%) for non-EU expats. This is your ultimate borrowing ceiling—no exceptions. Calculate this before applying.

Alternative Financing: When Traditional Mortgages Don't Work

Option 1: Home Country Mortgage (International Mortgages)

Some banks in your home country offer international mortgages on foreign properties. This is increasingly popular among expats.

Advantages:

• Familiar lending standards and documentation
• Potentially longer loan terms (25-30 years)
• Better interest rates if you have strong home-country credit

Disadvantages:

• Interest rates often 0.5-1.5% higher than France
• Stricter currency requirements (you must earn in that currency)
• Shorter loan durations than French mortgages

Example Banks: HSBC Expat Mortgages, Expat.com partner banks, American Expat Financial Services

Option 2: Mortgage Broker / Credit Specialist

French mortgage brokers (courtiers en crédit) specialize in difficult cases, including expat clients. They have relationships with banks willing to bend standard requirements.

Typical Costs: 1-2% of loan amount (paid by the bank, not you)

Value Added:

• Navigate documentation requirements
• Present your file in the most favorable way
• Access lenders less accessible to direct applicants
• Negotiate better rates

Insider Tip: Using a broker significantly increases approval chances for complex cases. The bank pays them, so there's no downside to using one.

Option 3: Co-Borrower Strategy

If you have a French-based co-borrower (spouse, family member with French residency), approval becomes much easier and faster. The French borrower's income and credit strengthen the application.

Case Study: Emma, a British expat, co-bought a property with her French-resident partner. His inclusion allowed them to secure a longer loan term (22 years vs. 18), lower the interest rate by 0.3%, and reduce the down payment requirement from 30% to 22%.

Option 4: Developer Financing (For New Construction)

When buying new apartments or homes directly from developers, the developer sometimes offers in-house financing or partnerships with lenders more flexible than traditional banks.

Advantages:

• Potentially lower down payment (15-20%)
• Simplified documentation
• Financing extended through project completion

Disadvantages:

• Often 0.5-1.0% higher interest rates
• Less flexibility in loan terms

Option 5: Cash Purchase or Partial Self-Financing

If you cannot qualify for a full mortgage, consider:

• Smaller property: Buy a €200,000 property instead of €400,000; full cash or larger down payment
• Loan bridge: Use home equity from your home country + partial French mortgage
• Phased approach: Buy with cash now, refinance later if needed

Avoiding Mortgage Pitfalls: Common Expat Mistakes

Mistake #1: Submitting Incomplete Applications — French banks won't review incomplete files. Missing one document can delay approval by weeks.

Mistake #2: Poor Translation of Documents — Use certified translators only. Notarized or court-certified translations are required, not Google Translate.

Mistake #3: Changing Employment During the Application — Job changes create uncertainty. Wait until after mortgage approval if possible.

Mistake #4: Large, Unexplained Deposits — Lenders scrutinize sudden large deposits. If you're transferring down payment funds, do it gradually and document the source.

Mistake #5: Not Comparing Rates Across Banks — Interest rate differences of 0.3-0.5% are common. On a €250,000 loan, this equals €4,000-8,000 over the loan's life.

Timeline: How Long Until You're Approved?

Total timeline from application to funds disbursement typically spans 10-16 weeks for expats:

• Document assembly & translation: 2-3 weeks
• Bank application & initial review: 2-3 weeks
• Property appraisal & underwriting: 3-4 weeks
• Conditional approval & condition satisfaction: 2-3 weeks
• Final approval & documentation: 1-2 weeks
• Notary closing & fund disbursement: 1-2 weeks

Pro Tip: Start the mortgage process BEFORE making an offer. Having pre-approval shortens your total timeline and strengthens your negotiating position with sellers.

Expat Mortgages Are Achievable

Yes, securing a French mortgage as an expat requires more preparation, higher down payments, and longer processing times than for French residents. However, thousands of expats successfully finance French property purchases annually using the strategies outlined above.

The key to success is:

• Starting early and gathering complete documentation
• Understanding your debt-to-income limits
• Working with specialized lenders or brokers
• Being transparent and thorough in applications
• Considering alternative financing if traditional paths prove difficult

Ready to explore mortgage options for your French property? Our team at Mon Chasseur Immo works with mortgage specialists who understand expat clients. We'll guide you through the entire financing process and ensure you understand all available options. Contact us today for a free financing consultation.