How can a Belgian resident buy and finance a property in France in 2026?
Have you found a stone house in the Hauts-de-France region, an apartment in Nice, or a vacation home in the Basque Country, and are you wondering how to make this happen from Brussels, Liège, or elsewhere in Belgium?
The answer can be summed up in one sentence:you finance your purchase through a French bank, just like any other non-resident buyer, with a down payment of 20 to 30 percent of the price and a debt-to-income ratio capped at 35 percent by theHigh Council for Financial Stability (HCSF). And unlike other international buyers, you won’t need to obtain a visa or manage any currency exchange risk, which significantly simplifies the process.
The 3 Key Points to Remember
- Financing: A down payment of 20 to 30 percent is required for non-residents, but no discount is applied to income, since it is already received in euros.
- Status: As a citizen of the European Union, you do not need a visa or a residence permit to buy property or settle in France.
- Taxation: The 1964 Franco-Belgian tax treaty remains in effect in 2026 (its 2021 amendment has still not been ratified), and the IFI applies only to French real estate assets valued at more than 1.3 million euros.
How can you finance a real estate purchase in France if you're a Belgian resident?
No French law prohibits a foreigner—whether a resident or non-resident—from purchasing real estate in France, and French banks regularly provide financing to Belgian buyers (our page dedicated tointernational buyersdetails the steps involved in the process). The starting point is the down payment: expect it to be between 20% and 30% of the purchase price; this down payment should ideally covernotary fees(7% to 8.5% for existing homes, 2% to 3% for new construction, including transfer taxes, which have risen to 6.30% to 6.32% in most departments following the increase enacted in the 2025 Finance Act). The debt-to-income ratio, meanwhile, remains capped at 35% of net income by the HCSF, including mortgage insurance, regardless of the borrower’s nationality. For the basics of mortgage lending in France, you can also check outour comprehensive guide on how mortgages work in 2026on our blog.
What really sets a Belgian buyer's file apart from a North American, British, orScandinavian one is the absence of currency risk. Banks generally apply a 15 to 25 percent discount to income received in dollars, pounds sterling, or kroner to cover this risk. A Belgian resident who receives income in euros is exempt from this discount: in this specific regard, their case is treated the same as that of a French resident.
Are there any specific steps a Belgian citizen needs to take before buying property in France?
No, and that is one of the major advantages of being a Belgian buyer compared to other international buyers. As a citizen of the European Union, a Belgian can travel and reside freely in France without a visa or residence permit (see the travel rules onservice-public.fr), whether the purchase is for a second home or a primary residence with the intention of settling permanently. This is a notable difference fromBritish buyers, who, since Brexit, must plan for their status as non-EU residents for any extended stay.
Geographical and cultural proximity also works in favor of Belgian buyers: the Opal Coast and the Hauts-de-France region are less than two hours from Brussels or Liège, and French remains the common language in both Wallonia and Brussels. These conveniences do not preclude thorough preparation of the financing application remotely: the notarized power of attorney and secure videoconference signing, a permanent feature since 2020, make it possible to finalize a purchase without traveling if necessary (source:Home Select, 2026 guide).
What tax rules apply to a Belgian resident who owns property in France?
Rental income from a property in France remains, in principle, taxable in France. One current development is worth noting: the new Franco-Belgian tax treaty, signed on November 9, 2021, had still not been ratified as of May 27, 2026 (source:Hagnéré Patrimoine). Therefore, the 1964 treaty continues to apply for income and wealth taxes; its specific provisions for the elimination of double taxation should be reviewed with a Belgian tax advisor based on your individual circumstances.
With regard to assets, a Belgian resident is liable forthe real estate wealth tax (IFI)only if the net value of their real estate located in France exceeds 1.3 million euros (Article 982 of the General Tax Code). In the event of a sale,capital gainsare generally taxed at a rate of 19% as part of income tax, plus social security contributions reduced to 7.5% for residents enrolled in the Belgian social security system (De Ruyter case law, Court of Justice of the European Union), resulting in a total tax rate of 26.5% before any deductions for length of ownership. Finally, with regard to inheritance, both France and Belgium applyEuropean Regulation No. 650/2012, which allows a Belgian resident to specify in a will that their estate be governed by Belgian law, while inheritance taxation remains governed by a separate treaty, that of January 20, 1959.
Why choose Opeongo Finance for your project?
Financing a real estate purchase in France from Belgium remains a technical process, involving choosing the bank best suited to a non-resident’s profile, determining the down payment, and anticipating cross-border tax issues (seewhy working with a brokeroften makes all the difference in cases like this).
Opeongo Finance supports international clients at every stage of the process, from the initial assessment through to the signing at the notary’s office, with a structure designed to facilitate remote communication when necessary. This involves identifying the banks most receptive to your profile, structuring your application from the outset to avoid unpleasant surprises, and providing support in both French and English.
Mortgage insurancetailored to your profile naturally rounds out this process.
How long does the financing process take for a Belgian buyer?
On average, allow 3 to 4 months from the initial contact to the signing at the notary’s office, including the preparation of the application and the bank’s review (see our detailed article onthe timeline for purchasing property from abroad).
A typical application package includes the last three pay stubs or proof of income, the last two Belgian tax notices, bank statements for the last three months, proof of residence, and, if possible, a statement of assets.
Yes, the notarized power of attorney and secure videoconference signature, which have been in place since 2020, make it possible to finalize the purchase remotely if scheduling conflicts prevent you from traveling.
Do I need to open a bank account in France to finance my purchase from Belgium?
In practice, yes: the loan proceeds are transferred through a French account, and banks often require that repayments be set up for automatic deduction from that account. A bank may offer a preferential rate in exchange for this arrangement, but by law, this commitment is limited to 10 years (source:economie.gouv.fr).
Updated on September 22, 2026, byPaul Desjardins, mortgage broker specializing in international clients (ORIAS No. 25 010 121).
Paul Desjardins assists expatriate buyers, non-residents, and international investors with their real estate financing projects in France, including buyers from neighboring countries such as Belgium. More than 60% of his clients live abroad: he advises them in French and English, from the initial review of their application through to the signing at the notary’s office. He writes practical guides for Opeongo Finance aimed at international clients who want to understand the rules of French mortgage lending and secure financing from abroad. Find him onLinkedIn.
