Need A French Mortgage

Yes — French banks regularly lend to non-residents, including buyers from the UK, Ireland, Scandinavia, Australia, the US, Singapore and the Gulf states. Your nationality or country of residence does not disqualify you from borrowing in France. What matters to lenders is the strength of your financial profile: your income, existing debts, assets and the loan-to-value ratio you are requesting.

Non-residents are assessed under slightly stricter criteria than French residents — typically requiring a larger deposit and more comprehensive documentation — but with the right broker and a well-prepared application, securing a French mortgage as an international buyer is entirely achievable. Our English-speaking brokers arrange French mortgages for non-resident ski property buyers regularly and will give you an honest assessment of your eligibility before any application is made.

Most non-resident buyers should plan for a deposit of around 20–25% of the purchase price, which means lenders will finance up to 75–80% of the property value (LTV). In some cases — for strong financial profiles and larger loan amounts — EU citizens can access up to 85% LTV, reducing the required deposit to 15%.

Non-EU buyers (UK, US, Australian, Singaporean etc.) typically face a slightly more conservative LTV cap of around 70–75%, meaning a deposit of 25–30% in practice. The deposit requirement also needs to cover notaire fees and other purchase costs — typically an additional 2–3% on a new-build property under VEFA. Our brokers will give you a precise deposit figure based on your specific situation and the property you are buying. See our guide to buying costs and legal structure in France for more detail.

As of early 2026, fixed mortgage rates for non-resident buyers in France typically range from 3.40% to 4.50% depending on nationality, loan term, LTV and individual financial profile. EU citizens generally access the lower end of that range (3.40%–4.00%), while non-EU buyers typically see rates between 3.70%–4.50%.

These rates compare very favourably with mortgage markets in the UK, US and Australia, where comparable fixed rates are significantly higher. French mortgages are almost always fixed-rate for the full term — a meaningful advantage for planning purposes — and the mandatory life insurance element is factored into the total cost. Our brokers will provide a full cost illustration including insurance so you can compare like for like.

French lenders apply a strict rule: your total monthly debt obligations — including the new mortgage, any existing loans, and mandatory life insurance — cannot exceed 35% of your gross monthly household income. This is set by the Haut Conseil de Stabilité Financière (HCSF) and applies to all borrowers regardless of nationality.

In practical terms, if your household earns €10,000/month gross, your total monthly credit commitments including the new mortgage cannot exceed €3,500. Rental income from the property under the LMNP regime can in many cases be factored into this calculation, potentially increasing your borrowing capacity. Our brokers will model your exact position before any application — there is no obligation and no cost to getting that initial assessment.

A standard French mortgage application for a non-resident buyer requires:

Identity & residence: Passport, proof of current address (utility bill or bank statement dated within 3 months).

Income: Last 3 months' payslips (employed) or last 3 years' audited accounts (self-employed), most recent P60/tax return, employer's contract confirming permanent employment status.

Financial position: Last 3 months' bank statements for all accounts, statement of assets and liabilities, details of any existing mortgages or loans.

Property: The signed compromis de vente (preliminary sales agreement) or, for new-build VEFA purchases, the reservation contract. French lenders will not process a full application without a signed property agreement in place.

Our brokers will provide you with a complete personalised checklist once they have reviewed your initial situation, and will help you compile and translate documents where needed.

From initial application to formal mortgage offer typically takes 2 to 3 months for a well-prepared file. Once a formal offer is issued, French law requires a mandatory 11-day cooling-off period before the borrower can accept — this cannot be waived or shortened.

For new-build VEFA purchases, timing is more flexible because funds are drawn down in stages as the build progresses — meaning the mortgage does not need to be fully in place on the day of reservation. Our brokers understand the VEFA payment schedule and will time the application process accordingly. For resale purchases, the notaire will set a completion deadline in the compromis — typically 2–3 months — within which the mortgage must be confirmed. Read more about the French buying process here.

Yes — this is one of the most valuable features of buying a furnished ski property under the LMNP (Loueur Meublé Non-Professionnel) regime. Many French lenders will consider projected or actual rental income from a furnished holiday letting as part of the income assessment, which can meaningfully increase the loan amount available to you.

The exact treatment varies by lender — some will accept 70–80% of net rental income, others require a track record of at least 12 months. Our brokers know which lenders are most favourable on this point and will target your application accordingly. For a full explanation of the LMNP regime and how rental income works, see our tax and legal guide.

Most French lenders will require you to open a French bank account as a condition of the mortgage — mortgage repayments must be made by direct debit from a French account. This is a straightforward process and our brokers can introduce you to the right banking contacts to get this set up efficiently.

Some lenders may also require you to deposit a sum equivalent to several months' mortgage payments into a French savings account as additional security — this is more common for non-EU buyers. Your broker will flag this requirement early in the process so there are no unexpected cash flow surprises at completion.

Yes — life insurance (assurance décès-invalidité) is a legal requirement for all French mortgages. The policy must cover at least 100% of the outstanding loan amount, with the lender named as beneficiary. The cost of this insurance is included in the total monthly payment and forms part of the TAEG (taux annuel effectif global — the total effective annual rate) that lenders are required to disclose.

Insurance costs vary by age and health profile. For younger, healthy borrowers the cost is relatively modest; for buyers over 60 or with pre-existing health conditions it can be more significant. Our brokers will include a full insurance illustration in any rate quote they provide, so you are comparing the true total cost rather than just the headline interest rate.

French law limits early repayment penalties to a maximum of 3% of the outstanding capital or six months' interest — whichever is lower. In practice many lenders offer reduced or waived early repayment charges for partial overpayments, and some products allow full early repayment without penalty after a set period.

Early repayment terms vary significantly between lenders and products, so this is worth discussing with your broker if you anticipate wanting to repay ahead of schedule — for example if you plan to sell the property within 10 years or if rental income performs strongly.

Brexit has not closed the door to French mortgages for UK buyers, but it has changed the terms. UK nationals are now treated as non-EU borrowers, which typically means a slightly higher minimum deposit (25–30% rather than 15–20% for EU citizens) and a marginally higher interest rate premium of around 0.3–0.5%.

In practical terms, the majority of our UK clients who pursue a French mortgage are still able to secure competitive financing. The key difference is that the application requires more thorough documentation of UK income and assets, and the broker's knowledge of which French lenders are most receptive to UK applicants becomes particularly important. Our brokers work with UK buyers regularly and will target the most appropriate lenders for your profile. See our properties available for UK buyers here.