Can I buy property in France as a non-resident in 2026?

Yes, non-residents can buy property in France in 2026, as there are no nationality restrictions on foreign buyers, and French banks continue to lend to applicants living abroad.

The difficulty is usually not the purchase itself, but the financing. For international buyers, mortgage approval depends mainly on four things: income stability, available deposit, country of residence, and how the application is presented to the bank.

Yes, as there are no legal restrictions preventing non-residents from buying property in France. Foreign buyers can purchase real estate in France regardless of their nationality or country of residence, and they can also apply for a mortgage with a French bank.
For most international buyers, the challenge is not the legal side of the purchase. The key issue is whether the mortgage application meets the lending criteria of French banks. Income stability, deposit size, country of residence, and overall financial profile all play an important role in the approval process.

Non-resident mortgages are loans granted by a French bank to a borrower who lives and earns income outside of France at the time of the application. There are three main categories of non-resident borrowers: 

• French expatriates living abroad: French nationals living abroad who wish to make a purchase in France.
• European citizens residing outside of France: Europeans purchasing a second home, a rental property, or their future primary residence.
• Non-European nationals: buyers from the United States, the United Kingdom, the Middle East, Asia, or elsewhere.
   

There are multiple aspects that French banks examine: 
 

• Debt-to-income ratio: French lenders cap total monthly payments, including the new loan, at 35% of monthly net income. This rule, imposed by the High Council for Financial Stability (HCSF), applies to all borrowers, whether residents or non-residents. A concrete example? For a monthly net income of €5,000, total repayments cannot exceed €1,750.

• Income stability: Banks prioritize stable and verifiable income. The strongest applications combine a permanent employment contract (or its recognized foreign equivalent), at least 2 to 3 years of service with the same employer, and a salary paid in a major currency: EUR, USD, CAD, GBP, NOK, SEK...Are you self-employed? It’s possible, but you’ll need to provide 2 to 3 years of certified financial statements to demonstrate income stability.

• Down Payment: why are banks asking for more? They generally require a 20–30% down payment from non-resident borrowers, compared to about 10% for residents. The maximum loan-to-value ratio is thus limited to 70–80% of the purchase price. This requirement stems from the increased risk perceived by financial institutions: foreign income that is more difficult to verify, different tax systems, currency risk, and complex debt collection. A high down payment allows the borrower to strengthen their application, demonstrate their ability to save, and reassure the bank in the event of a market downturn.

• Country of residence: an often-overlooked criterion. French banks apply anti-money laundering (AML) regulations to all non-resident borrowers. Applicants residing in countries subject to enhanced monitoring by the FATF may be required to provide additional documentation or may find fewer financial institutions willing to consider their applications. The complete list of these countries is available on the FATF website. This is precisely one of the areas where the expertise of a specialized broker makes all the difference.
   

• Banking Profile: What banks look at when there is no credit score. French banks cannot access foreign credit scores, but they will carefully analyze a borrower’s banking history, savings capacity, and existing credit obligations. A clean and well-documented credit history remains the best asset for a non-resident borrower.
   

Obtaining a mortgage in France as a non-resident requires a solid understanding of the French banking market. Each bank applies its own criteria based on the borrower’s country of residence, income, down payment, and credit profile, and not all banks are open to international borrowers.

I assist expatriates, non-residents, and international buyers with financing their real estate purchases in France: selecting banks that match your profile, developing a financing strategy, and preparing a strong application to maximize your chances of securing the best terms.

Whether you're just starting to think about it or are already actively looking, let's discuss your project, no strings attached.

Updated on May 27, 2026, by Elise Desjardins, Content Specialist for Mortgage Lending & International Financing.

For three years at Pretto Galaxie, one of France’s leading networks of independent mortgage brokers, Elise Desjardins worked at the heart of the French mortgage ecosystem, alongside more than 300 mortgage professionals. There, she developed in-depth knowledge of banking regulations, loan approval criteria, and the practical challenges faced by borrowers. She now writes guides for Opeongo Finance aimed at international clients: Scandinavian, American, and British buyers, French expatriates, and foreign investors who wish to finance a property in France from abroad.