Expat files are often the most frustrating: high income, real savings, and a string of polite refusals from branches that do not underwrite non-residents. The blocking point is almost never your profile. It is that a local branch cannot process a borrower who is not tax-resident in France, and will not tell you so directly.
Your advantages as an expat borrower
- Existing French banking history, a French tax number or family ties in France all reassure a lender.
- Income in a strong currency (CHF, SGD, AED, USD, GBP) is accepted by the international desks, with a currency haircut.
- A purchase intended as a future main residence is viewed more favourably than a pure investment.
- If you already own property in France, the equity can support the new operation.
The points that decide the file
Down payment: plan for 20 % if you are paid in euros within the EU, and 30 % or more otherwise, plus acquisition costs. Banks also want to see savings remaining after the purchase, not an account emptied on completion day.
Employment contract: a local contract abroad is fine; a short-term expatriation package with an uncertain end date needs to be documented carefully, ideally with your employer's letter of assignment.
Rental income already received in France counts, but only partially — usually 70 % of the gross rent, and only when declared on your French tax return.
Buying now or waiting until you return
Many expats wait to move back before buying and lose two things: the price of the property in the meantime, and their expat borrowing capacity. A salary earned abroad is often higher than the one you will have on your return, and it is the one the bank looks at today.
If a return to France is planned within a few years, buying now and letting the property until you move in is a common and financeable strategy — provided the loan is structured for it from the start.
How we work together
Free 30-minute video call in French or English, secure document sharing, bank interviews handled by me, electronic signature of the offer, and power of attorney at the notaire if your schedule does not allow a trip.
My fee is 2 % of the loan amount, minimum 4 500 €, payable only if you sign the mortgage I negotiated.
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FAQ
- Yes. You are treated as a non-resident, which means a higher down payment and a shorter list of lenders, but French nationality, French banking history and family ties all help the file.
- The 35 % debt-to-income cap applies, calculated after the bank discounts foreign-currency income. A free discovery call gives you a realistic figure before you start viewing.
- Partially — usually 70 % of the gross rent, and only if it is declared on your French tax return.
- Yes, and it is a common expat strategy. The loan and the insurance need to be set up for it from the start, so tell your broker at the first call.
- Not necessarily. The mortgage offer is signed electronically and the notaire deed can be signed by power of attorney.