French Mortgages for Non-Residents: Requirements and Deposit
Do you live abroad and plan to buy an apartment or villa in France? Finance may be available, but it is worth checking which lenders can consider your circumstances before setting your purchase budget. Your country of residence, business or employment, income and available funds are useful starting points.
On the French Riviera, we work with entrepreneurs whose income does not take the form of a regular salary under a permanent employment contract. Their plans often call for a conversation with someone familiar with international applications. Here is what to prepare as your property search takes shape.
Can you get a French mortgage while living abroad?
Yes, including through private banks that finance French property purchases for international clients. Some of our contacts in Monaco work on these acquisitions. Whether finance is available, and on what terms, depends on an assessment of your circumstances and the proposed purchase.
An initial discussion with a private banker or specialist broker should establish whether they can consider your situation: where you live, where your business or employment is based, how you receive your income and what you intend to buy. If your income is in a currency other than euros, ask how it will be assessed.
The value of your assets alone does not establish your borrowing capacity. A lender considers income, expenditure and other financial information when assessing your ability to repay. French Ministry of the Economy, creditworthiness assessment.
What documents should you prepare?
The exact requirements will depend on the lender and your circumstances. To prepare for a first appointment, organise your information under these headings:
| Information | Examples of supporting documents, as applicable |
|---|---|
| Identity and address | Identification, proof of residence |
| Income and occupation | Earnings evidence, tax returns, business accounts |
| Expenses and borrowing | Bank statements, existing loan repayment schedules |
| Available funds | Evidence of savings intended for the purchase |
| Proposed property | Property details, preliminary purchase agreement when available |
This table helps you prepare for the discussion; your private banker or specialist broker will confirm which documents are needed to assess your application. For documents issued abroad, check which equivalents and translations are accepted before paying for them.
How do you apply as an entrepreneur or business owner?
For the entrepreneurs we work with, preparing for a financing discussion includes explaining their business, income sources and assets clearly. Business accounts, tax returns and bank statements are useful material to prepare for a conversation with the private banker or specialist broker. They will confirm the information needed for their assessment.
In our experience, a frequent challenge is making the applicant’s circumstances clear: a buyer may have substantial resources without a payslip comparable to that of a French employee.
Prepare a short explanation of your business and how you receive your personal income. If several companies or income sources are involved, explain how they relate to one another. Your accountant can help connect that explanation to the financial records. The broker or banker will then confirm which evidence is needed for their assessment.
How much deposit do you need, and what is the total purchase budget?
The deposit, or down payment, required must be confirmed for your application. A range quoted online is not a lending proposal. Ask the lender what share of the purchase price they would consider financing, which costs could be included and what other conditions would apply.
Separate the property price, the total acquisition cost and the personal funds you will need. Acquisition costs are payable in addition to the price and include taxes, formalities and the notaire’s remuneration. Ask the notaire for an estimate specific to the property. Notaires de France, acquisition costs.
Allow for loan-related costs too: arrangement fees, security, borrower insurance and any broker fees. Include planned renovation or moving-in expenses in your own budget. This gives you a fuller picture than the asking price alone. French government guidance on preparing your financing.
Who should you contact: a private bank or specialist broker?
DAMA has relationships with several brokers specialising in finance for foreign buyers, as well as a broker serving our French clients. We also have contacts at Monaco private banks that finance property purchases in France.
The appropriate contact depends on your circumstances and plans. An introduction opens a discussion about the application; the lender decides whether to offer finance and on what terms.
In some of the cases we encounter, the purchase involves a Monaco SCP, meaning a société civile particulière. This terminology is used by the Supreme Court of Monaco. Whether to buy personally or through a company is a matter to review with the notaire and relevant advisers, alongside the lender. It does not follow simply from choosing a particular bank.
When does DAMA discuss financing with you?
We generally discuss financing during our first conversation or before viewings. This helps align your property criteria with a realistic budget and identify the steps to take early on.
Tell us what personal funds you intend to use, how much you expect to borrow and whether you have already spoken with a lender. These details help us organise your search and introduce you to an appropriate contact.
Once you have chosen a property, the financing needs to fit the purchase commitments and timetable. For transactions covered by French consumer mortgage rules, the loan condition in the preliminary agreement sets out the financing terms and deadlines to meet. An initial indication is not a firm loan offer. Ask your notaire to confirm the applicable framework and agreement wording, particularly for international lending or a company purchase. French government guidance on the mortgage condition.
Planning to buy on the French Riviera while living abroad? Let’s discuss your property plans, including your preferred area, lifestyle, budget and any financing steps already taken.
Explore DAMA’s property search and buyer support to prepare your project, choose an area and organise viewings.