France offers landscapes that have inspired painters from Monet to Van Gogh and a food culture centred on quality local ingredients and sophisticated flavours. It’s no surprise that buying property in France is a popular choice for Brits when looking for a holiday home, or a permanent relocation, especially when you consider how easy it is to reach by plane, train, ferry and road.
But how easy is it to secure a mortgage in France as a foreigner? In this guide, we’ll look at:
- Getting a mortgage in France as a foreigner: Who can get a mortgage in France as a non resident, and what are the eligibility requirements?
- How much you can borrow and what it might cost in terms of interest, taxes and fees
- What Brexit means for getting a mortgage in France as a non-resident
- What types of loans are available
- The benefits and pitfalls of French mortgages for non-residents
As with any mortgage consideration, there’s a lot to consider, but don’t let that put you off. With a little research and preparation, you’ll soon be ready to embark on your French adventure.
Understanding French residency
Thankfully, Brexit has not significantly changed the dynamics of obtaining a mortgage in France for UK residents. French banks are still happy to lend to UK applicants. One thing to remember is the 90-day rule, which means that non-EU citizens (since Brexit, that’s us) and non-French residents can only spend a maximum of 90 days out of every 180 in the country.1
This guide is aimed at UK tax residents only. For more on mortgages for French residents, please visit the French government website.
This guide is written exclusively for UK residents and will not cover the implications of being a French resident for tax purposes.
Can foreigners get a mortgage in France?
The good news is that it’s very common for foreigners to get a mortgage for a French holiday home. Having said that, the process for getting a mortgage in France as a UK resident is not without challenges and eligibility requirements can be stricter for non-residents than for people who live permanently in France. But being properly prepared can ensure the process goes smoothly.
Mortgage eligibility criteria for UK residents
French lenders prioritise financial stability, so to secure a mortgage as a UK resident, you’ll need to show that you can comfortably meet monthly repayments. That will be a calculation based on your income and, more specifically, your debt-to-income ratio, a measure of how much of your income goes towards paying off debt.
Applicants aged over 60 are sometimes asked to complete a medical test, though that is becoming less common.
How much can you borrow for a French mortgage?
Typically, French lenders offer a stricter loan-to-value ratio (LTV) for non-residents and non-EU citizens, which means they have to put down larger deposits. But, despite Brexit, in practice, UK applicants tend to be offered similar LTV rates to EU counterparts.
Just remember that when you pay the deposit, you’ll need to send money to France. Make sure you are supported by currency specialists who can help you find the most secure and cost-effective way to transfer money abroad.
Factors affecting your French mortgage application
French banks are more likely to lend you the amount you need if you have some savings that you can access easily (rather than assets, such as property, that tie up cash). If you’re self-employed, they will expect to see three years of audited accounts.
In a few cases, a French lender might ask non-resident mortgage applicants to deposit up to two years of repayments into a separate savings account as a guarantee against default, though this is more common with private banks than French retail banks.
Types of mortgage in France
The French mortgage market is diverse and loans come in a number of different forms. Here are the most common types of French mortgages for non-residents:
Fixed-rate mortgages
Fixed-rate mortgages are like their UK equivalents, though rates tend to be fixed for significantly longer periods of time. They offer a fixed interest rate – sometimes for up to 25 years – which provides certainty over the cost of monthly repayments. Fixed-rate loans tend to come with early repayment penalties.
Variable-rate mortgages
Variable rate mortgages in France offer interest rates linked to the Euribor (Euro Interbank Offered Rate), which means your monthly payments can go up and down or, as is often the case in France, interest rate fluctuations can prompt changes to the length of the mortgage term.
Capped-rate mortgages
Capped-rate mortgages are similar to variable rate mortgages but with a cap – or limit – on the interest rate, so monthly repayments never exceed a certain amount.
Interest-only mortgages
Interest-only mortgages – where you pay off the interest each month rather than the capital – are available in France but may be difficult to get for non-residents.
A step-by-step guide to applying for a French mortgage as a UK resident
- Find a mortgage that suits your needs. You can apply directly to a French bank, or you can use a broker to do the heavy lifting for you. A good broker will be able to offer a wider range of mortgages that meet your requirements, taking your income and other factors into account.
- Find a property. Get pre-approval from the lender, if possible, to make securing your dream home easier. View the property, agree on a price and let your lender know.
- Apply for the mortgage. Collecting all relevant documents in advance will save time. These include proof of income, bank account details (a French bank account will be useful), a list of assets and proof of ID and address.
- Wait for approval. The lender may insist on a valuation of the property, for which you will probably be charged a fee. They will then carefully assess your financial situation and, all being well, issue you a mortgage offer. Read the small print carefully before signing.
Mortgage costs and fees in France
Getting a mortgage in France as a foreigner involves a number of fees and costs. These are the main ones:
Valuation fees
Valuations are not always required, but if the lender insists on one, you will have to pay a fee, which typically amounts to around €250.
Mortgage fees
The arrangement fee on a French holiday home is typically 0.5% to 1% of the loan amount, though costs vary between lenders and products.
Notary fees
Notaries are professionals who authenticate documents and are an important part of the French mortgage process.
Taken together, fees can be steep, often between 2% and 7% of the property’s value, depending on its age. Newer properties command lower fees.2
Other costs
Other costs not directly related to the mortgage application may include broker fees, if you choose to use one, and money transfer fees. Exchange rate fluctuations can impact both the price you pay for a property and the costs you incur applying for a mortgage, so speak to a currency specialist for real-time insights on live exchange rates.
Tax considerations for UK buyers in France
Tax is complex, and you should always talk to a specialist in French tax matters before purchasing a property in France. In general, two annual property taxes can be levied on your French holiday home. The most important is the ‘Taxe foncière’, which is usually calculated on a cost-per-square-metre basis. You can ask the estate agent selling the property about the exact amount of property tax you will have to pay.3
There is also a wealth tax in France, based on the net value of your estate. The good news here is that any loans taken out for the purchase and renovation of the property are deducted, so it can actually be an advantage to get a mortgage rather than buying a property outright. Many UK residents purchasing French property with a mortgage will avoid the wealth tax altogether.
Challenges of getting a mortgage in France
UK buyers often find the French mortgage process quite complex, because there is no formal credit scoring system and documents have to be manually submitted in exactly the right form. French banks are strict about this and applicants can sometimes feel bogged down in paperwork. An ineligible document can delay a process which is already quite long – securing a mortgage can take anything up to four months.
Another challenge is around refinancing a loan, which homeowners usually do to secure lower interest rates. This practice is not as common in France as it is in the UK, and can be costly and complex. Often, it’s simply more cost-effective, and certainly easier, to stick with the loan you already have.
The benefits of buying your dream home in France with a mortgage
Tricky though the French mortgage process can sometimes be, it is well-established, well-regulated and has a number of advantages.
As we’ve seen above, there are tax advantages that can make taking a mortgage more cost-effective than buying a property outright in some circumstances.
Also, average mortgage rates in France are typically lower than in the UK, though of course, rates can fluctuate. The difference can be partly explained by the length of fixed-term deals, which can run for up to 25 years.
Frequently asked questions
How difficult is it to get a mortgage in France?
Getting a mortgage in France as a non-resident is very possible, but the process can feel unfamiliar compared to the UK. French banks tend to be cautious lenders, so you’ll need to meet strict affordability checks and provide detailed documentation. Working with a mortgage broker who specialises in French property can help smooth the process and ensure you understand what’s needed at every step.
How much deposit do I need for a mortgage in France?
Non-residents are usually expected to provide a higher deposit than local buyers, and lenders may have stricter requirements. As a general rule, the more you can put down upfront, the more favourable your mortgage terms may be. It’s also important to plan for additional costs like legal fees and property taxes, which aren’t typically covered by the mortgage itself.
What is the average mortgage rate in France?
Mortgage rates in France vary depending on the lender, your financial profile, and whether you choose a fixed or variable rate. Rates can change over time, so it’s a good idea to speak with a mortgage specialist who understands the local market. And when it’s time to transfer funds internationally, Lumon can help you manage the exchange efficiently and with peace of mind.
Looking to buy in France? We’ll help your mortgage payments go further
Navigating an overseas mortgage can feel daunting, especially when you’re dealing with a new language, legal system, and currency. That’s where Lumon comes in. We take the hassle out of managing your international payments so you can concentrate on enjoying your new home in France.
Whether you’re sending a one-off lump sum or making regular monthly repayments, we help you move your money quickly, securely, and at a competitive exchange rate.
Here’s how we help bring peace of mind to your French property plans:
Make regular repayments simple: Set up automatic transfers with our Regular Payment Plan, helping you keep on top of your monthly mortgage with no hassle or delays.*
Take control of your payments: Want to manage things manually? Our secure online platform puts you in charge of when and how you send your funds abroad.
Receive 1-to-1 support over the phone: Your dedicated Lumon specialist will take the time to understand your plans and walk you through your options, from timing your transfers to managing currency risk.
Exchange rates can move quickly, which means your repayments could fluctuate from month to month if your income is in a different currency to your mortgage repayments. That’s why it helps to have a plan in place, backed by a partner who’s done this before.
*Terms and conditions apply. Speak to our team to check if you’re eligible for our Regular Payment Plan.
Sources used:
- UK Government – Entry requirements – France
- French notaries association – Typical fees
- French Republic – Property tax
Sources last checked on 03/07/2025
The information provided is for general information purposes and does not constitute legal, tax or other professional advice from Lumon, and it is not intended as a substitute for obtaining advice. It is recommended you seek professional advice from a financial advisor or any other professional.
