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.
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.
1. BNP Paribas
2. Crédit Agricole
3. BRED (Banque Populaire)
4. Société Générale
5. LCL (Le Crédit Lyonnais)
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.
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:
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.
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.
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%.
| Borrower Type | Minimum Down Payment | Interest Rate Impact | Typical Max Loan Duration |
|---|---|---|---|
| French resident | 10-15% | Standard rates (3.1%-3.8%) | 25-30 years |
| Expat (EU citizen) | 25-30% | +0.3-0.5% premium | 18-22 years |
| Expat (non-EU) | 30-40% | +0.5-1.0% premium | 15-20 years |
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.
Expat rates typically run 0.3-1.0% higher than resident rates, depending on nationality, loan size, and economic factors. Current benchmarks:
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%:
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:
Insider Insight: Some banks are stricter (28%) for non-EU expats. This is your ultimate borrowing ceiling—no exceptions. Calculate this before applying.
Some banks in your home country offer international mortgages on foreign properties. This is increasingly popular among expats.
Advantages:
Disadvantages:
Example Banks: HSBC Expat Mortgages, Expat.com partner banks, American Expat Financial Services
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:
Insider Tip: Using a broker significantly increases approval chances for complex cases. The bank pays them, so there's no downside to using one.
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%.
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:
Disadvantages:
If you cannot qualify for a full mortgage, consider:
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.
Total timeline from application to funds disbursement typically spans 10-16 weeks for expats:
Pro Tip: Start the mortgage process BEFORE making an offer. Having pre-approval shortens your total timeline and strengthens your negotiating position with sellers.
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:
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.