Yes, in 2026, non-residents can legally obtain a French mortgage to buy property in France, regardless of their nationality or country of residence. While the process differs from what many international buyers are used to at home, it's often far more accessible than most people expect. That's exactly the purpose of my service: helping international buyers understand the French mortgage process, navigate bank requirements, and secure financing from French lenders with confidence.
Paul Desjardins, French-Canadian mortgage broker for non-residents, expats and international property buyers. ORIAS No. 25 010 121.
Why do French banks have stricter requirements for non-residents?
French banks apply a more rigorous review process to non-resident files, not to discourage international buyers, but because cross-border lending involves foreign income, currency risk, and non-French tax residency.
As of 2026, these requirements are clear and well established. French lenders must comply with HCSF regulations, which generally cap a borrower's total monthly debt obligations at 35% of gross income, regardless of residency status.
Most declined applications aren't declined because the borrower is unqualified. They're declined because the file was incomplete, poorly structured, or sent to the wrong lender.
That's exactly where my work makes the difference: I build your file the way French banks want to read it and make sure it gets to the right ones.
Which international buyers does Opeongo Finance work with?
I work with four profiles, each with specific financing considerations in France:
- French expatriates: French nationals in London, New York or Montreal buying in France. Banks can be receptive to this profile; I make sure yours reads that way.
- Non-residents of all nationalities: Buyers from the U.S., Canada, the UK, Australia, Scandinavia and beyond. Nationality matters less than income stability and down payment. I know exactly how to present both.
- International professionals: intricate income structures (bonuses, stock, multi-currency earnings...) I frame these so banks see stability, not complexity.
- Foreign investors: Rental market buyers considering a Société Civile Immobilière (SCI, a French real estate holding company) or the LMNP regime (Loueur Meublé Non Professionnel, a tax-efficient furnished rental structure). I help you align ownership structure and financing mechanism before you commit.
A file that speaks the French banking language entirely changes what’s on the table.
Can you manage a French mortgage application entirely from abroad?
Yes, and that's exactly how most of my clients do it.
As of 2026, every step can be handled remotely: initial analysis by video call, documents shared through a secure platform, bank submissions on your behalf, and mortgage offers signed electronically. Your notaire appointment can also take place by video conference.
I'm your single point of contact from the first call to the day you sign. That means one person who knows your file inside out, is reachable when you have questions, and never passes you on to someone else. Whether you're in Toronto, Sydney, or Oslo: I've got it.
There's more to consider
Your home purchase is just one piece of a larger puzzle. To ensure comprehensive protection, I can also assist you with your Borrower Insurance, a major cost-saving tool.
Frequently Asked Questions
Do French banks treat French expatriates living abroad differently?
Yes. A French citizen who is tax-resident abroad counts as a non-resident and faces the same tougher criteria as any foreign buyer: a larger down payment, shorter terms, and a narrower set of lenders, according to MyExpat, 2026. French nationality helps with language and banking culture, but it does not earn you a resident's terms. Your country of residence and the currency of your income carry more weight than your passport.
How does a French bank evaluate income in a foreign currency (krona, dollar)?
Banks apply an income haircut, a precautionary reduction, to earnings paid in any currency other than the euro, to protect themselves against exchange-rate risk. This haircut frequently runs 10% to 30% of income depending on the currency and the bank, which lowers your borrowing capacity by the same amount, according to MyExpat, 2026. For a buyer paid in Norwegian, Swedish, or Danish kroner, this mechanism is central and needs to be built into the budget from the start.
Can an American obtain a mortgage despite FATCA regulations?
Yes, but the pool of banks is smaller. Some French banks turn away American clients to avoid the reporting burden of FATCA, the US tax rule that requires financial institutions to report accounts held by US citizens, according to FrenchEntrée, 2026. Other banks accept these files and handle them routinely. A broker who knows which lenders are FATCA-friendly saves an American buyer a great deal of time.
Has Brexit changed access to credit for British homebuyers?
British buyers keep the right to purchase and borrow in France, but since Brexit they are treated as EU non-residents, which shrinks the number of willing lenders and can tighten the terms, according to Connexion France, 2026. Some banks ask for a larger down payment or a security deposit worth several years of payments. Ownership rights themselves are unchanged; it is access to financing that has narrowed.
Do French banks lend to Scandinavian buyers?
Yes. French banks do finance Norwegian, Swedish, and Danish buyers, who are valued for their high incomes and strong savings. The deciding factor is not nationality but how the bank treats krone-denominated income: whether you are paid in Norwegian kroner (NOK), Swedish krona (SEK), or Danish krone (DKK), that income takes a currency haircut of 10% to 30% depending on the lender, according to MyExpat, 2026. Identifying upfront which banks are comfortable with NOK, SEK, and DKK income, and negotiating the smallest possible haircut, is exactly what a specialist broker does.
