Property

France — Property: Mortgage Availability

There are no legal restrictions on non-residents obtaining a French mortgage, and several major banks run dedicated programs for foreign buyers. As of early 2026, non-resident mortgage rates typically range 3.50%-4.25% for 20-25 year fixed loans, varying by LTV and financial profile. Loan-to-value depends heavily on residency: EU/EFTA nationals can often reach 75-85% LTV, while non-EU buyers (US, Canada, Australia, Gulf states, Asia, etc.) typically see 50-70% LTV, requiring a 30-50% deposit. Since 2022, the French regulator HCSF imposes a strict 35% debt-to-income ratio cap on ALL new mortgages (total monthly liabilities, including insurance, must not exceed 35% of gross monthly household income) — this applies uniformly regardless of nationality. Beyond the deposit, buyers should budget a further 7-10% for buying costs (notaire fees, transfer taxes), which cannot be financed through the mortgage itself.

Paris Property Group / Migaku — French mortgage market data for foreign buyers · Last verified 2026-07-20

Key Facts

  • No legal restriction on non-residents obtaining French mortgages; major banks have dedicated foreign-buyer programs.
  • 2026 non-resident mortgage rates: ~3.50%-4.25% for 20-25 year fixed loans.
  • LTV: EU/EFTA nationals typically 75-85%; non-EU nationals typically 50-70% (30-50% deposit required).
  • HCSF-mandated 35% debt-to-income cap applies to ALL mortgages since 2022, regardless of buyer nationality.

Costs

  • Non-resident mortgage rate range (2026): 3.50%–4.25%
  • Non-EU buyer typical deposit: 30%-50% of purchase price
  • Additional buying costs (non-financeable): 7-10% of purchase price

Common Mistakes

  • Non-EU buyers underestimating the deposit requirement — 30-50% is typical, well above EU/EFTA buyer norms.
  • Forgetting that the 7-10% buying-cost budget (notaire fees, transfer taxes) cannot be rolled into the mortgage itself.

Related Topics

buying-processforeign-ownership
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