In brief
A non-resident can borrow from a French bank to buy a home on the Côte d'Azur. Since 1 January 2022 French lenders must follow a binding decision of the Haut Conseil de stabilité financière (HCSF): total loan repayments, insurance included, may not exceed 35% of the borrower's net income. The loan may not run for more than 25 years; the limit is 27 years for a new build or a purchase with substantial works. Banks may exceed these limits for up to 20% of their new loans each quarter, but most of that margin is reserved for main residences. In practice a non-resident buying a second home should expect to fund a substantial deposit and all purchase costs from their own money. They should allow about two months for the loan.
This guide is general information, not financial or legal advice. A bank or regulated broker will assess your own case.
The HCSF rules
| Rule | Limit | Detail |
|---|---|---|
| Debt-to-income ratio | 35% | All loan repayments and borrower insurance, against net income |
| Maximum term | 25 years | Up to 27 years for a new build or for an older home with works of at least 10% of the total cost; up to two years of deferred repayment |
| Flexibility | 20% of each bank's new lending per quarter | At least 70% of it reserved for buyers of a main residence, including at least 30% for first-time buyers; the remaining 30% (6% of new lending) is free to use |
| Bridging loans | Excluded from the ratio | Where the bridging loan is no more than 80% of the value of the property being sold, net of any loan on it |
The flexibility that banks may use freely is limited. Buyers of a main residence have priority over the rest. A non-resident buying a holiday home should therefore assume that the 35% and 25-year limits apply in full.
How much you can borrow
There is no legal maximum loan-to-value in France: each bank sets its own. Brokers commonly report 70% to 80% of the price for borrowers resident in the EU with documented income. Others can expect less. Treat these as figures to test with lenders, not as rules. Banks generally expect the notaire's fees, the transfer duties and any agency fee to be paid from your own funds, so on a resale you should budget your deposit plus about 7.4% of the price (see buying costs in France). On buying through a company see own name or SCI.
The interest rate is capped by the usury rate, which the Banque de France revises each quarter and which applies to the total annual cost of the loan, insurance and fees included. From 1 October 2026 the caps for fixed-rate property loans are:
| Term | Usury cap from 1 October 2026 |
|---|---|
| Under 10 years | 4.09% |
| 10 to under 20 years | 4.68% |
| 20 years and over | 5.40% |
| Variable-rate loans | 5.52% |
| Bridging loans | 6.49% |
These are ceilings, not the rates you will be offered.
The steps
- Before you make an offer. Gather your documents: passport, proof of address, the last three years' tax returns, recent payslips or company accounts, bank statements and a statement of assets and debts. Translations may be needed. Ask a bank or broker for an indication of the amount you can borrow.
- When you sign the compromis. The contract contains a mortgage condition stating the amount, term and maximum rate. By law it must last at least one month; contracts often allow 45 to 60 days. Apply to lenders at once and keep their written replies.
- Borrower insurance. The bank may require insurance against death and disability. It cannot impose its own insurer, provided the alternative policy offers equivalent cover. You may change insurer at any time after signing. For loans of €200,000 or less per insured person, repaid before the age of 60, no health questionnaire may be required.
- Security. The bank takes either a mortgage registered against the property or a guarantee from a specialist guarantor. Its cost is included in the total cost of the loan.
- The loan offer. The bank must keep its offer open for at least 30 days. You may accept it only after ten full days of reflection. The loan lapses if the purchase contract is not concluded within four months of acceptance.
- Completion. The bank sends the funds to the notaire, who adds them to your deposit and pays the seller on the day you sign the acte authentique.
Brokers and private banks
| Route | Suited to | Points to check |
|---|---|---|
| French high-street bank | Buyers with straightforward income in euros; buyers who open an account and move savings | Ask at the outset whether the bank accepts non-resident files for second homes |
| Mortgage broker specialising in non-residents | Most international buyers, especially with income in another currency | Brokers must be registered with ORIAS; the fee is usually payable only when the loan is signed |
| Private bank | Larger loans, complex income or buyers who will place assets under management | The loan may be linked to assets held with the bank |
| Lender in your own country | Buyers who can borrow against assets at home | You then buy as a cash buyer in France, which strengthens your offer |
Broker activity with non-residents has grown: the French broker CAFPI reported 2,481 non-resident loan requests in 2024, up from 1,665 in 2023, with Cannes, Grasse and Valbonne among the most requested places.
For buyers from Poland and the United Kingdom
Income in złoty or sterling is assessed after conversion into euros. A bank may allow for the currency risk when it does so. We have not been able to establish whether any Polish bank lends against property in France, so ask your own bank. Buyers resident in Poland should also ask a Polish adviser whether the purchase triggers any reporting duty there. See also our useful contacts.
Frequently asked questions
Can a non-resident get a mortgage in France?
Yes. French banks lend to non-residents within the HCSF limits of 35% debt-to-income and a 25-year term. Each bank sets its own deposit requirement. Most expect purchase costs to be paid from your own funds.
Does the 35% limit include my existing loans abroad?
Yes. The ratio covers all your loan repayments, including mortgages at home, plus the borrower insurance on the new loan, measured against your net income.
How long does a French mortgage take?
Allow about six to eight weeks from application to the signed offer. Add the ten-day reflection period. The mortgage condition in the compromis must last at least one month; contracts often allow 45 to 60 days.
Can I borrow for 30 years?
Not from a French bank under the HCSF rules, except within the limited flexibility margin. The maximum is 25 years; it is 27 years for a new build or a purchase with substantial works.
Do I have to take the bank's own insurance?
No. You may choose another insurer, provided the policy meets the cover the bank requires. You may also change insurer at any time after the loan is signed.
Is it better to buy in cash?
A cash offer is simpler for the seller and removes the mortgage condition, so it can strengthen a negotiation. Whether to borrow is a financial decision for you and your advisers. See how each choice affects the timetable in from offer to keys and the whole process in how to buy property in France.
Last updated: 11 October 2026