Can foreigners get a mortgage in France in 2026?

Banks assess residence status, employment stability, income currency, probation, self-employment history, age, existing debts, dependants, savings, account conduct, tax residence, and the property. A permanent employee with French tax returns and euro income usually reaches more lenders than a recent arrival, temporary permit holder, or applicant paid in a volatile currency.

Non-residents can still qualify, but lender choice may depend on country of residence and nationality, local tax rules, sanctions checks, and whether income documents can be verified. Prepare passports, residence evidence, employment contracts, payslips, tax returns, bank statements, debt schedules, savings history, and translations. The bank and notaire (state-appointed property legal officer) must also understand the lawful source of purchase funds.

There is no single legal deposit percentage for every foreign borrower. One bank may finance an established resident more deeply while asking a non-resident to cover a larger part of the price, acquisition costs, or both. Request case-specific decisions before making an offer.

The HCSF is France's financial stability authority. Its binding framework normally limits total mortgage payments, including borrower insurance, to 35% of net income before tax and the loan term to 25 years. Limited exceptions exist within each lender's quarterly allowance, but a borrower cannot demand one.

The bank can be stricter. It tests the money left after fixed costs, applies its own treatment to bonuses, rent, dividends, overseas income, and existing credit, and values the property for security. If its valuation is below your agreed price, your cash requirement rises.

French mortgage rates are commonly fixed, but compare the annual percentage rate, fees, security, early-repayment terms, transfer options, and total cost. Assurance emprunteur (borrower insurance covering specified death, disability, or incapacity risks) is often required. You may propose another insurer with equivalent cover, though age, health, occupation, and country of residence affect availability and price.

The compromis de vente (preliminary sale agreement) should state that the purchase depends on obtaining the required loan when you are borrowing. Ensure its loan amount, maximum rate, term, number of applications, and deadline match the finance you will actually seek.

If the condition fails despite the required good-faith applications, the agreement can end under its terms without the buyer being penalised. A vague broker conversation or online estimate is not approval. Keep written applications and refusals.

The lender will need the signed agreement and property documents for underwriting and valuation. The notaire coordinates the final deed and mortgage security but does not choose the best loan. A courtier en crédit immobilier (mortgage broker) can approach lenders; check its official registration, fees, lender panel, and non-resident experience before signing a mandate.