Buying a home is a major life decision. Today, securing a mortgage on your own has become more complicated: stricter bank requirements, variable interest rates, and procedures that can sometimes be difficult to understand... I’ll guide you through the process with a deeply personalized approach to secure the best terms for your project, all in an atmosphere of trust and peace of mind. Average mortgage rate in France: 3.25% in May 2026, according to the Banque de France.
Paul Desjardins, French-Canadian mortgage broker for non-residents, expats and international property buyers. ORIAS No. 25 010 121.
Which profile are you?
Most people who come to me believe their situation is too complex or unusual for a French bank. In almost every case, it isn't. It simply needs to be understood and presented correctly.
Here is who I work with:
- French residents: standard lending criteria apply; the process is straightforward with a stable income and a 10% down payment.
- Non-residents & expats: a 20–30% down payment is typically required; foreign income is assessed at a slight discount to account for exchange rate risk.
- Self-employed: two to three years of filed tax returns required; lenders focus on income stability, not just the headline figure.
- Rental investors: rental income partially factored into the debt-to-equity ratio; option to structure the investment as an SCI.
- Seniors and pre-retirees: borrower insurance cost and loan term are the key variables; some lenders cap loans at age 85.
- Borrowers with pre-existing medical conditions: French regulations offer a supportive framework that helps improve access to borrower insurance for applicants with health conditions, while standard underwriting processes are still applied based on individual profiles and loan criteria.
Which French banks lend to non-residents?
Choosing the wrong lender wastes months. Choosing the right one can significantly improve your terms:
- Retail banks for standard mortgage financing
- Private banks for complex or tailor-made financing structures
- Specialist cross-border banks for international or non-resident profiles
- Insurance providers, notaries, and tax advisors involved in structuring the transaction to safeguard your project and plan ahead for tax, inheritance and legal issues.
My role is to match your profile with the lender most likely to approve your file on the best possible terms, not to submit it to whoever responds first.
What does the French mortgage process look like, step by step?
I support you throughout the entire process, from our first discussion through to completion:
- Complimentary initial consultation
- Engagement & representation agreement
- Comprehensive financial assessment
- Tailored mortgage strategy
- Mortgage application preparation & structuring
- Submission & lender negotiations
- Offer analysis & mortgage selection
- Closing coordination & final signing
My role is to make the process smooth and reassuring, anticipate challenges, and provide clear, practical solutions at each step.
There's more to consider
Your property purchase is part of a broader financial picture. I also structure your Borrower Insurance, a key lever for both protection and cost control.
Frequently Asked Questions
Can a non-resident get a mortgage in France?
Yes. French banks do lend to non-residents, though they review the file more strictly than a resident's and cap total debt at 35% of net income before tax, insurance included, under the rules set by the HCSF, 2026, France's financial stability authority. Financing is realistic when you can show stable income, a solid down payment, and complete documentation. Because not every French bank is open to non-residents, a specialist broker matters: the job is to find the lenders that actually say yes.
What is the required down payment for a non-resident mortgage in France?
Non-residents typically need to put down 20% to 30% of the purchase price, compared with 10% to 20% for a French resident, according to Expatica, 2026. On top of that come the frais de notaire, the property transfer taxes and conveyancing fees, which run 7% to 8% of the price on an existing home per notaires.fr, 2026. On a 400,000 euro property, that means a down payment of roughly 80,000 to 120,000 euros (about 920,000 to 1,380,000 NOK at an approximate 2026 rate of 11.5 NOK to the euro), plus close to 30,000 euros in fees.
What are the mortgage rates for non-residents in 2026?
As of 2026, non-resident rates generally fall between 3.50% and 4.25% on 20 to 25 year fixed-rate loans, according to Paris Property Group, 2026. Non-residents often pay a slightly higher rate than residents because the bank prices in a risk premium. Your exact rate depends on your country of residence, the currency your income is paid in, and the overall strength of your file.
For how many years can an expatriate take out a loan in France?
The maximum term for an expat is most often 20 years, sometimes 25 depending on the bank and your age, according to MyExpat, 2026. A French resident more easily reaches 25 years, and up to 27 on new-build property or projects with major renovation work, under the rules set by the HCSF, 2026. The term directly shapes your monthly payment and whether you stay under the 35% affordability ceiling.
How long does it take to get a mortgage when you live abroad?
Plan on two to three months between signing the compromis de vente, the preliminary purchase contract that includes a financing contingency, and the acte authentique, the final notarized deed of sale signed at the notaire, the state-appointed legal officer who handles conveyancing. A non-resident file usually requires more paperwork, such as translated proof of income and foreign bank statements, which can stretch the timeline. Preparing those documents early, with a broker's guidance, is the most reliable way to keep the purchase on schedule.
