Getting a mortgage in France: A complete guide for UK buyers

From crumbling farmhouses in the Dordogne to sleek apartments overlooking the Côte d'Azur, the dream of owning property in France is one that plenty of Brits share. Turning that dream into reality, though, means getting to grips with the French mortgage system, especially since it works quite differently to what you might be used to in the UK.

This guide covers everything you need to know about getting a mortgage in France as a UK resident, including eligibility, deposit requirements, interest rates and fees. We’ll also go over the application process and what to watch out for along the way.

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Can foreigners get a mortgage in France?

Yes, French lenders actively lend to international buyers, including UK residents. You don't need to be a French citizen or even live in France to apply for a mortgage there.¹
That said, non-residents may face some additional requirements compared to French buyers. The typical loan-to-value (LTV) ratio for non-residents sits at around 70% to 85%, meaning you'll likely need to put down a deposit of around 30% of the property's value.¹

Depending on the lender, you may also need to:

• Open a French bank account (some lenders require a savings account holding up to two years' worth of mortgage payments as collateral)
• Take out life insurance equal to around 120% of the mortgage value, with the lender named as beneficiary
• Arrange health insurance to cover repayments in case of illness or injury

These requirements vary between lenders, so it's worth checking the specific terms before committing.

Getting a mortgage in France from the UK after Brexit

Brexit hasn't shut the door on French mortgages for UK buyers. French lenders still consider applications from non-EU nationals, including British citizens, though some may have tightened their conditions since the UK left the EU.

The main change to be aware of is the 90-day rule. UK citizens who aren't permanently resident in France can only spend a maximum of 90 days per 180-day period in the country. To stay longer, you'd need a visa or French residence permit.³

This means you could own a holiday home in France but be limited in how much time you actually spend there, unless you decide to move to France permanently.

Mortgage eligibility criteria for UK residents

Eligibility criteria vary between lenders, but most French mortgage providers will look for the following:

• Age: Typically under 75²
• Debt-to-income ratio: Your total monthly debt commitments (including the new mortgage) must not exceed 35% of your gross monthly income.
• Employment: Stable, salaried employment is preferred. Self-employed applicants usually need to provide three years of audited accounts.
  Income types accepted: Salary, pensions, rental income from other properties, and dividends (with a consistent track record).
• Minimum loan amount: Most French mortgage providers tend to lend a minimum of about €100,000.¹

France doesn't use a formal credit scoring system like the UK does. Instead, lenders manually review your financial documents, so having everything prepared and correctly formatted is important.

How much deposit do you need for a mortgage in France?

Non-residents typically need a deposit of 15% to 30% of the property's purchase price. In practice, UK buyers are often offered terms similar to EU nationals, but this depends on the lender and your financial profile.

The deposit is only part of the upfront cost. You'll also need to budget for notary fees, taxes, and insurance, which can add significantly to the total.

As a rough guide, budget for total upfront costs of around 25% to 35% of the property's value. The more you can put down as a deposit, the more favourable your mortgage terms are likely to be.

Can you get a 100% mortgage in France?

In short: it's extremely unlikely. 100% mortgages are rare in France and, where they do exist, they're typically reserved for French citizens or permanent residents with strong financial profiles and significant assets.¹

Non-residents shouldn’t expect to access 100% financing. Some private banking arrangements may offer higher LTV ratios, but these usually come with substantial collateral requirements, such as pledging assets held elsewhere.

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Is it difficult to get a mortgage in France?

Getting a mortgage in France is very achievable, but the process can feel unfamiliar if you're used to the UK system.

In France, banks require you to submit all of your application documentation at once. The timeline from application to completion is typically 10 to 16 weeks, though having your documents well-organised from the start can help things move more quickly.⁵

Working with a specialist French mortgage broker is worth considering. They'll know which lenders are most likely to approve your application and can help navigate the paperwork requirements.

Common reasons French mortgage applications get rejected

French lenders are conservative. Here are the most common reasons applications fall through:

• Debt-to-income ratio above 35% — this is a hard regulatory limit¹
• Insufficient or incorrectly formatted documentation — French lenders are strict about this
• Self-employed without three years of audited accounts¹
• Age-related restrictions — applicants over 75 may struggle, and insurance costs rise significantly for over-60s¹
• Unstable income or short employment history

If your application is declined by one lender, it doesn't necessarily mean others will follow suit. Different French lenders have different criteria, which is another reason a broker can be useful.

Step-by-step guide to applying for a French mortgage

Here's what the process typically looks like:

1. Get an initial assessment. Speak to a French mortgage broker or lender to understand what you could borrow based on your income and financial situation.
2. Obtain a certificate of commitment (lettre de confort). This pre-approval letter shows sellers you're a serious buyer. It's not legally binding but can strengthen your position.
3. Find a property and agree on a price. Sign the preliminary sales agreement (compromis de vente).
4. Submit your full mortgage application with all required documentation.
5. Property valuation. The lender may require a valuation, for which you'll pay a fee (typically around €250).
6. Receive the mortgage offer (offre de prêt)
7. Complete at the notaire. Sign the final deed (acte de vente) and the funds are released.¹

Documents you'll need as a non-resident

Here’s a list of documents you might need to present to the mortgage provider:

• Copy of your passport
• Proof of UK address (utility bill or bank statement)
• Three months of bank statements for all accounts
• Proof of income
• Three years of audited accounts for self-employed individuals
• Statement of assets (savings, investments, other property)
• The signed preliminary sales agreement for the property¹

How long does it take to get a mortgage in France?

Most French mortgage applications take 10 to 16 weeks from start to finish.

Having all your documents prepared, translated where necessary, and in the correct format is the single most effective way to avoid delays.

Types of mortgages in France

Let’s go through the most common mortgage types in France:

One of the standout features of the French mortgage market is the length of fixed-rate deals, as French lenders routinely offer fixed rates for 15 to 25 years.¹

Mortgage rates in France

French mortgage rates have stabilised after a period of decline through 2025. Here are the average rates as of 2026:

Non-residents may be offered slightly higher rates than these averages, depending on their financial profile and the lender.

Do UK lenders offer mortgages for French property?

Not many UK lenders offer mortgages on overseas properties. If you're buying in France, you'll almost certainly need to apply to a French lender or use a specialist cross-border mortgage broker.

A small number of international or private banks (such as HSBC’s international arm) may also offer financing options for property purchases in France, typically through specialised cross-border banking services.⁷

Buy-to-let mortgages in France

Buy-to-let mortgages are available in France, though conditions tend to be stricter for non-residents, as well as interest rates.¹

If you're planning to rent out your French property, you'll also need to consider the tax implications of rental income in France. It's worth speaking to a tax adviser who specialises in French property.

Fees and costs of getting a mortgage in France

Beyond the deposit, there are several fees to factor in:

• Notary fees: Around 2.5% of the property value for new builds, or approximately 7% for older properties (over five years old). These cover taxes, registration, and the notaire's fee.⁴
• Mortgage arrangement fee: Typically 0.5% to 1% of the loan amount.¹
• Valuation fee: Around €250, if the lender requires one.¹
• Life and health insurance: Required by most lenders. Cost depends on your age and health.
• Broker fees: If you use a mortgage broker, their fee is usually around 1% of the loan amount.¹
• Currency transfer costs: You'll need to convert GBP to EUR for your deposit and fees.

Another thing to note is that international transfers could get expensive, especially if the provider adds a margin to the exchange rate to convert your British pounds to euros in France.

Consider checking out the Wise account to handle your international transfers with mid-market exchange rates and transparent fees.

Tax considerations when buying property in France

Tax is complex, and you should always consult a specialist before purchasing property in France.

Here's a general overview:

• Taxe foncière: An annual property tax based on the property’s rental value. Ask the estate agent for the current amount before you buy.¹
• Wealth tax (IFI): France levies a wealth tax on net real estate assets above €1.3 million.¹
• Capital gains tax: Non-residents selling French property are subject to capital gains tax, though exemptions and reductions apply depending on how long you've owned the property.¹
• Double taxation: The UK and France have a double taxation treaty, which may help you avoid being taxed twice on the same income or gains.
  This is general information and does not constitute tax advice. Consult a qualified tax adviser for guidance specific to your situation.⁸

Remortgaging in France

Remortgaging is far less common in France than in the UK and can be relatively costly. Early repayment penalties, new notary fees, and administrative charges can all add to the overall expense. In general, refinancing allows borrowers to access up to around 75% of the property’s current value.⁹

Given the long fixed-rate terms commonly available in France, many borrowers choose to keep their original mortgage rather than refinance.

Tips for getting a mortgage in France as a non-resident

• Get pre-approved before you start property hunting. A certificate of commitment shows sellers you're serious and gives you a clear budget.
• Work with a specialist broker. They know which lenders suit your profile and can save you time and frustration.
• Prepare your documents early. Gather everything in the correct format before you apply. Delays are almost always caused by missing or incorrect paperwork.
• Budget for the full cost. Deposit plus fees plus taxes could total 25% to 40% of the property value.
• Factor in exchange rate movements. If your income is in GBP but your mortgage is in EUR, fluctuations could affect your monthly payments.
• Open a French bank account early. Most lenders require one, and it simplifies the payment process.

Key takeaways

• UK residents can legally obtain French mortgages with a typical loan-to-value (LTV) ratio of 70% to 85%, usually requiring a minimum deposit of 15% to 30%.
• Lenders enforce a strict regulatory debt-to-income ratio of 35%, meaning your total monthly debt commitments (including the new mortgage) cannot exceed this percentage of your gross income.
• One of the most unique features of the French market is the availability of long-term fixed rates for 15 to 25 years, with 2026 average rates hovering around 3.1% to 3.4%.
• Buyers must budget for significant upfront costs beyond the deposit, including mandatory life insurance and notary fees that range from 2.5% for new builds to 7% for older properties.
• The application process is document-intensive and typically takes 10 to 16 weeks, often requiring the borrower to open a French bank account and provide three months of financial records.

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Sources used:

1. Expatica - Mortgages in France
2. Online Mortgage Advisor - How to get a French mortgage
3. GOV.UK - Entry requirements: France
4. French Notaries Association - Conveyancing fees
5. Mon Chasseur Immo - Getting a mortgage as an expat in France
6. Capifrance -Mortgage rates in France (March 2026)
7. HSBC Expat - International mortgage
8. UK Government - France: Tax treaties

Sources last checked on date: 12-Mar-2026