Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Yes, foreigners can get a mortgage in France in 2026, but approval depends heavily on your specific profile and documentation.
French banks follow strict national rules on debt-to-income ratios and loan terms that apply to everyone, while non-residents face extra scrutiny.
We constantly update this blog post to reflect the latest regulations, rates, and bank practices.
And if you're planning to buy a property in France, you may want to download our pack covering the real estate market in France.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can foreigners get a mortgage in France right now?
Can a foreigner get a residential mortgage in France right now?
Yes, foreigners can get residential mortgages in France in January 2026, but approval is very much a "file-by-file" decision where banks look closely at your documentation, income stability, and country of residence.
EU citizens living in France and non-EU nationals with valid long-stay permits typically have the easiest path to mortgage approval because French banks can verify their income and enforce contracts more easily.
The most common restriction French banks impose on foreign applicants is requiring a larger down payment, often 20% to 30%, along with more extensive proof of income and source of funds.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about France.
Can I get a mortgage in France without residency?
You do not legally need French residency to get a mortgage in France, but banks treat non-residents differently and often apply stricter conditions.
French banks typically segment applicants into two categories: residents (EU citizens living in France or non-EU with valid long-stay status) who have the easiest path, and non-residents (people who are tax residents abroad) who can still borrow but face lower loan-to-value ratios and more paperwork.
When you apply without permanent residency in France, banks most commonly require a larger down payment, more detailed proof of income, and clear documentation showing where your deposit funds come from.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in France.
Do banks require a local work contract in France right now?
French banks do not always require a local work contract for mortgage approval, but having a French permanent contract (called a CDI) paid in euros into a French bank account makes the process significantly faster.
If you work abroad, French banks typically accept foreign employment contracts, recent payslips, and tax returns as alternative proof of income, though they will want to see stable employment and may ask for additional savings as a buffer.
When applicants do have a local French work contract, banks generally prefer to see that you have passed the trial period (usually 3 to 6 months) and ideally have at least one year of continuous employment history.
Can self-employed foreigners qualify for a mortgage in France?
Yes, self-employed foreigners can qualify for a mortgage in France in 2026, but they should expect more documentation requests and a more conservative assessment of their income.
French banks typically require self-employed applicants to show 2 to 3 years of business accounts and tax returns, and they often take a conservative average of your income rather than your best year.
Is foreign income accepted for mortgages in France right now?
Yes, French banks often accept foreign income for mortgage applications, as long as that income is verifiable, stable, and comes with a clear paper trail.
When you earn income abroad, French banks typically require employment contracts translated into French, several months of payslips, tax returns from your country of residence, and bank statements showing regular salary deposits.
Can I buy a primary home (and an investment property?) with a mortgage in France as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in France, and banks often view these applications favorably because buyers tend to maintain properties they live in.
Foreigners can also get mortgages for investment properties or second homes in France, but banks typically require higher down payments and apply more scrutiny on affordability since borrowers are more likely to walk away from a non-primary asset.
If you're buying for investment, you might want to check our blog article about buying and renting out in France.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the eligibility rules banks actually use in France?
What minimum monthly income do I need in France as of 2026?
As of early 2026, there is no single legal minimum income for a mortgage in France because the required income depends entirely on your loan amount and must fit within the 35% debt-to-income rule.
Most approved borrowers in France in 2026 have net monthly incomes ranging from around 2,500 euros (about 2,600 USD) for smaller loans of 150,000 euros up to 7,000 euros or more (about 7,300 USD) for loans around 400,000 euros.
The minimum income you need rises directly with your loan amount: for every 100,000 euros you want to borrow over 20 years at current rates, you generally need about 1,600 to 1,800 euros of monthly net income to stay within the 35% limit.
French banks do allow combining household incomes from multiple applicants (like spouses or partners) to meet the minimum threshold, which is why many couples apply together.
What debt-to-income limit do banks use in France right now?
French banks must follow a maximum debt-to-income ratio of 35% for mortgage approval, and this rule applies to everyone regardless of nationality.
When calculating this 35% limit, French banks include your new mortgage payment, borrower insurance premium, any existing loan payments (car loans, personal loans, student loans, other mortgages), and sometimes ongoing obligations like alimony.
Do I need a local credit score in France right now?
France does not use a credit score system like the United States, so banks focus instead on your income stability, bank account conduct, existing debts, and savings rather than a numerical score.
French banks can accept foreign credit reports as supporting evidence of good financial behavior, but these reports do not replace the French approach of reviewing your actual bank statements and verifying that your documents tell a consistent story.
Do banks require a local guarantor in France right now?
French banks usually do not require a local personal guarantor for mortgage applicants because the standard system relies on either an institutional guarantee (called a "caution") or a mortgage lien on the property itself.
Banks in France are most likely to request additional guarantees when dealing with non-resident applicants, borrowers with complex income situations, or files where the down payment is on the lower end of acceptable ranges.
When a guarantor is requested (which is rare), that person must typically be a French tax resident with stable income and a clean financial history, capable of covering the loan payments if the borrower defaults.
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How much cash do I need upfront in France as of 2026?
What's the minimum down payment in France right now?
For foreign buyers in France in 2026, a realistic minimum down payment is 20% to 30% of the property price, though some resident buyers with excellent profiles can sometimes secure loans with only 10% down.
The range varies significantly: well-established EU residents with French employment might achieve 15% to 20% down payments, while non-residents from outside the EU typically need 25% to 30% or more.
A buyer might secure a lower down payment requirement if they have a French permanent work contract, a long banking relationship with a French bank, or exceptionally high and stable income relative to the loan amount.
What loan terms can I realistically get in France as of 2026?
What mortgage interest rates are typical in France as of 2026?
As of early 2026, typical mortgage interest rates in France range from about 3.1% to 3.4% fixed, depending on the loan term and borrower profile.
The factors that most significantly influence your rate as a foreign borrower in France include your residency status, the currency of your income, your overall debt-to-income ratio, and the cost of your borrower insurance (which affects the total APR).
Foreigners, especially non-residents, often receive rates at the higher end of the range or slightly above what residents pay, with premiums of 0.1% to 0.3% being common due to the perceived higher risk and complexity.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in France.
Are fixed-rate mortgages available in France right now?
Yes, fixed-rate mortgages are widely available to foreigners in France, and in fact France is predominantly a fixed-rate mortgage market, which is one of its advantages for buyers seeking payment stability.
French banks typically offer fixed rates for the entire loan duration, with common terms of 10, 15, 20, and 25 years, and the maximum allowed term under current regulations is 25 years (with limited exceptions for specific situations).
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
How do I maximize approval chances in France right now?
What financial profile gets "yes" fastest in France right now?
The ideal financial profile that gets mortgage approval fastest in France in 2026 is someone with stable, easily verifiable income in euros, a debt-to-income ratio comfortably below 35%, clean bank statements with no overdrafts, and substantial savings remaining after paying the down payment and fees.
French banks consider an ideal profile to have net monthly income of at least 4,000 to 5,000 euros (about 4,200 to 5,200 USD) for mid-sized loans, with a debt-to-income ratio around 30% to 33% to leave breathing room below the 35% legal maximum.
Banks in France most favor applicants with permanent employment contracts (CDI) and at least 1 to 2 years of continuous employment history, though senior professionals with shorter tenures at well-known companies can also get quick approvals.
A down payment of 25% to 30% of the property price signals a strong applicant profile in France, especially for foreigners, because it reduces the bank's risk exposure and shows financial discipline.
We give more detailed tips in our pack covering the property buying process in France.
What mistakes make foreigners get rejected in France right now?
The most common mistake that leads to mortgage rejection for foreigners in France is failing to account for the "taux d'usure" (legal APR cap), where even strong borrowers get blocked because their combination of interest rate plus borrower insurance pushes the total APR above the legal maximum.
The financial red flag that most often disqualifies foreign applicants in France is unclear source of funds for the deposit, especially when cross-border transfers lack proper documentation or when bank statements show unexplained large deposits.
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Which banks say yes to foreigners in France right now?
Which banks are most foreigner-friendly in France as of 2026?
As of early 2026, the French banks considered most foreigner-friendly for mortgages include BNP Paribas (which has a dedicated Non-Residents service), LCL (which created a specific gateway for international homebuyers), and other large national banks with international client desks.
What makes these banks more accessible to foreign applicants is that they have dedicated teams experienced in verifying cross-border income, handling translated documents, and navigating the compliance requirements that come with international files.
Which banks accept non-resident borrowers in France right now?
Several French banks accept non-resident borrowers in France, with BNP Paribas, LCL, Crédit Agricole (through certain regional branches), and Société Générale being among those known to process non-resident files, though availability varies by branch and changes with bank risk appetite.
These banks typically impose additional requirements on non-resident applicants, including higher down payments (often 25% to 30% or more), more extensive income documentation, proof that deposit funds have a clear and legal origin, and sometimes a preference for mortgage liens over guarantee mechanisms.
Do international banks lend more easily in France right now?
International banks do not necessarily lend more easily than French banks for mortgages in France because French retail mortgage lending is dominated by domestic banks that have the branch networks and processes to handle property financing.
Some international banks like HSBC have a presence in France and may offer mortgages, but their appetite for French residential lending varies, and many international banks focus on wealth management clients rather than standard mortgage applicants.
The main advantage of using a French bank's international desk (rather than a truly international bank) is that these desks understand both French mortgage regulations and cross-border income documentation, making them better equipped to process your file efficiently.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about France, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Banque de France - Loans to Individuals | France's central bank publishes official banking statistics from the whole system. | We used it to anchor the typical mortgage rate level in early 2026. We also used its notes to avoid relying on broker-only numbers. |
| Banque de France - Taux d'usure Q1 2026 | It's the legal interest rate cap published by the central bank. | We used it to explain why some files get blocked even when banks like the borrower. We also used it to frame negotiation realistically. |
| Légifrance - HCSF Decision | Légifrance is the official French legal publishing platform. | We used it as the legal backbone for the 35% debt-to-income and 25-year max term rules. We then translated that into plain borrower implications. |
| Ministry of Economy - HCSF Portal | It's the French government's official summary page for mortgage regulations. | We used it to confirm effective dates and the intent of the rule. We also used it to describe the flexibility margin in human terms. |
| ACPR - Banking Supervisor Recommendations | ACPR is the French banking regulator that examines bank practices. | We used it to stay aligned with regulatory expectations on risk controls. We also used it to explain why banks ask for extra documents from non-residents. |
| Fédération Bancaire Française | It's the official French Banking Federation with sector-level data. | We used it to cross-check mortgage rate direction versus the euro area. We also used it to avoid single-source rate cherry-picking. |
| ECB Data Portal - MIR Rates | It's the ECB's official dataset for euro area bank interest rates. | We used it to benchmark France's mortgage environment against the wider euro area. We also used it as a second official triangulation point. |
| Notaires de France | It's the official channel of French notaries who handle property transfers. | We used it to explain non-resident purchase practicality and fund transfers. We also used it to highlight the paperwork reality that affects timelines. |
| Ministry of Economy - Frais de Notaire | It's a government consumer explainer for regulated fees and taxes. | We used it to explain what upfront costs cover including taxes and notary fees. We then turned that into a simple cash-to-budget checklist. |
| CAFPI - January 2026 Rate Barometer | It's a large French mortgage broker publishing dated barometers from accepted files. | We used it for a consumer-realistic rate range by term in January 2026. We treated it as street-level pricing cross-checked against Banque de France. |
| BNP Paribas - Non-Residents Service | It's a major French bank describing its dedicated non-resident setup. | We used it as evidence that some large French banks organize teams for non-resident clients. We did not treat it as a promise of approval, only as a starting point. |
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