Buying property in France as a non-resident: why investing in France is still a smart move in 2026

You live in London, Geneva, Brussels, Luxembourg, Singapore or Dublin, and the idea of owning a place in France keeps coming back. A holiday home on the French Riviera, a rental apartment in Nice, a pied-à-terre to prepare a future return to Europe: the project is entirely achievable — including with a French mortgage, even if you do not pay tax in France.

I'm Audrey Hurelle, an independent mortgage broker based on the Côte d'Azur. Every month I structure financing for non-resident buyers. Here is, plainly, why France remains an excellent place to invest in 2026 — and how to get there from abroad.

1. Why investing in France is a good idea in 2026

A stable, regulated and readable market

Add to that the legal security of the notarial deed. In France, the notaire is a public officer: they check title, easements, planning rules, the absence of debts attached to the property, and hold the funds in escrow. Few countries offer that level of protection as standard.

A euro-denominated fixed-rate mortgage: a rare lever

This is the argument most foreign buyers underestimate. Borrowing in euros over 20 or 25 years at a fixed rate is a French and European specificity. In many countries variable rates are the norm and your monthly payment can double. In France, your instalment is known on signing day and will not move until the end of the loan.

For a non-resident earning in another currency, this also creates natural leverage: you finance a euro asset with euro debt, repaid from income that may strengthen against the euro. A simple hedging mechanism that is often overlooked.

Structurally strong rental demand on the Côte d'Azur

Nice, Cannes, Antibes, Cagnes-sur-Mer, Villeneuve-Loubet, Menton: the Alpes-Maritimes coastline combines demand drivers that are independent from one another.

• Year-round international tourism (Nice Côte d'Azur, France's second-largest airport).
• Skilled employment through the Sophia Antipolis tech hub and the Monaco economy.
• A large student population in Nice.
• An ageing population and strong retirement appeal along the whole coastline.
• Constrained land supply: squeezed between sea and mountains, there is almost nothing left to build on.

The result is a market with low rental vacancy, where scarcity supports values over the long term.

An asset you can use and pass on

A property in France is not only a yield. It is somewhere you come with your family, an anchor point if you ever move back to Europe, and an asset you can pass on to your children within a clear inheritance framework. Many of my international clients buy for that reason first; the return comes second.

2. Can you get a French mortgage without living in France?

Yes. French banks do finance non-residents — but not all of them, and those that do apply specific rules. What matters is not your nationality: it is your country of tax residence and the currency of your income.

A non-resident file is assessed on four points: the stability and seniority of your income, the amount and origin of your down payment, the quality of the property, and your banking history. An employee with three years of steady income, a traceable down payment and remaining savings is a comfortable profile.

Down payment required, by situation

• EU resident earning in euros: around 20 % of the price (notaire fees plus down payment).
• Income in pounds sterling or Swiss francs: around 30 %.
• More complex profiles (self-employed, international structures, non-OECD residence): case by case, usually more.

The source of funds must be traceable: several months of statements from the source account, a sale deed if the money comes from a disposal, or a gift certificate where relevant. Anti-money-laundering checks are systematic on international files — anticipating them saves weeks.

The haircut applied to foreign income

If you are paid in a currency other than the euro, banks apply a haircut to your income to cover exchange-rate risk. Depending on the currency and the lender, it ranges from 10 to 30 %. In practice: a declared income equivalent to 8 000 € may only be counted as 6 000 €. That directly changes your borrowing capacity, and it is one reason why choosing the right bank matters as much as negotiating.

3. What you need to know about taxation

I am not a tax adviser, and every situation depends on the tax treaty between France and your country of residence. But here are the key principles every non-resident buyer should have in mind before signing.

• Rental income from a property located in France is taxable in France, whatever your tax residence.
• Furnished rental (the LMNP regime) can, in some cases, allow depreciation of the property and significantly reduce the taxable base — often more favourable than unfurnished letting.
• Taxe foncière is payable every year by the owner; taxe d'habitation still applies to second homes, with possible surcharges in high-demand coastal towns.
• IFI (French wealth tax on real estate) applies to French property assets above 1.3 M€ net.
• Mortgage interest is deductible from rental income, which often makes buying with a loan more attractive than paying cash.

That last point is worth emphasising. Many foreign buyers arrive intending to pay cash. In most cases borrowing makes more sense — for tax reasons, but also because it keeps your capital available for other investments.

4. The practical steps of buying from abroad

• Step 1 — Feasibility review: we calculate your real borrowing capacity, currency haircut included, and the down payment needed. A 30-minute call is enough.
• Step 2 — Bank agreement in principle: essential before making an offer, especially on the Côte d'Azur where you compete with cash buyers.
• Step 3 — Offer and compromis de vente: allow a mortgage condition of at least 60 days for a non-resident file, never 45.
• Step 4 — Structuring and negotiating the financing: building the file, presenting it to the banks that fit your profile, negotiating rate, insurance and fees.
• Step 5 — Loan offer and signing: the offer can be signed electronically, and the notarial deed can be signed by power of attorney if you cannot travel.

On a non-resident file, allow 8 to 12 weeks between the accepted offer and the signing at the notaire. That is longer than for a resident: translations, source-of-funds checks and cross-border exchanges take time. Knowing this lets you secure the timeline from the compromis onwards.

5. The most common mistakes non-resident buyers make

• Approaching a bank at random: a recorded refusal weakens every subsequent application.
• Underestimating additional costs: budget 7 to 8 % of notaire fees on top of the price for existing properties.
• Overlooking the French bank account, required to receive the funds and pay the monthly instalments.
• Signing a compromis with a financing deadline that is too short.
• Accepting the bank's borrower insurance without comparing: it is usually the biggest saving available on the file.
• Forgetting to plan for on-site management (building syndic, maintenance, letting agent) when you live 2 000 km away.

Why work with a broker when buying from overseas

A mortgage broker does much more than compare rates. On a non-resident file, they know which banks accept your currency and your country of residence, how to present foreign income so that it counts for as much as possible, and how to keep the banking timeline on track without you having to manage it from another time zone.

My fee is 2 % of the loan amount, with a minimum of 4 500 €, and is only due if the mortgage is obtained and signed. The discovery call, the review of your file and the negotiation are all included.

Ready to move forward with your French property project?

Book a 30-minute discovery call, in English or in French. We will review your profile, your realistic budget and the banks best suited to your situation — with no commitment.