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If you own a property in France but live and pay tax abroad, your financing options are narrower than you might expect. This page explains what French lenders actually do, what PraxiFinance can do for you, and which solution applies to your situation.
Two very different situations
You want to buy a property in France
This is an acquisition mortgage. French banks do grant them to non-residents, typically financing 50% to 70% of the purchase price, with the balance provided as a deposit. Approval depends on income stability, existing leverage and documentation quality.
PraxiFinance does not arrange acquisition mortgages. If this is your situation, contact a French bank directly or a broker specialised in property purchase.
You already own a property in France and need cash
This is where we work. But the rules are strict, and they depend entirely on where you pay tax.
If you are a tax resident in France
You may be eligible for a mortgage-backed loan. You borrow against a property you already own, without selling it, and you keep full ownership.
Eligibility requires all of the following:
You live in France and are a tax resident in France.
Your property is located in metropolitan France and is worth at least 300,000 euros.
You want to borrow at least 100,000 euros, up to a maximum of 70% of the property value.
Your household income is at least 4,000 euros per month, and at least three times the future monthly repayment. Income is assessed in full. Property value alone is not enough.
The property is held in your own name. Properties held through an SCI are not eligible.
Worked examples
Property worth 1,000,000 euros, loan of 200,000 euros over 25 years. Interest rate 5.7% per year. Monthly repayment 1,252 euros. Arrangement fee 8.5% of the amount borrowed, or 17,000 euros, so you receive 183,000 euros. Loan-to-value 20%.
Property worth 300,000 euros, loan of 100,000 euros over 10 years. Interest rate 5.7% per year. Monthly repayment 1,095 euros. Arrangement fee 8.5%, or 8,500 euros, so you receive 91,500 euros. Loan-to-value 33%.
For a full explanation of the mechanism, see how equity release works in France and equity release in France.
If you are domiciled abroad
A mortgage-backed loan is not available to you. French banks lend against French property to French tax residents. Foreign banks do not lend against foreign assets. This is a structural reality, not a matter of preparation or documentation.
There is, however, one solution built for exactly this situation.
Deferred-price sale: the solution for non-resident owners
If you are selling your French property, or intend to sell it, you can receive funds now rather than waiting for a buyer. The property is sold to an investor at an agreed price below market value, and you receive the money immediately. When the property is later resold on the open market, you receive the difference between the resale price and the initial price, less the investor's fee.
It is assessed on the property, not on your income. Your country of residence is not an obstacle. It suits owners who need liquidity and are already committed to selling. You can estimate your situation with the deferred-price sale simulator.
Eligibility:
The property is in metropolitan France and worth at least 300,000 euros.
The property may be held in your own name or through an SCI. Both are eligible.
You are selling, or intend to sell.
If your property has been on the market for some time without an offer, see what to do if your property is not selling in France.
Why non-resident owners need liquidity
Foreign owners rarely borrow out of necessity alone. They do it to preserve an investment portfolio rather than liquidate it, to fund another acquisition, to settle inheritance or divorce arrangements, to cover a tax liability in France, or to bridge the gap while a property sits on the market.
Selling a strong asset under time pressure destroys value. Activating its financial potential does not.
Owners who need funds quickly can read need cash urgently in France. If you own a valuable property but lack available cash, see property rich but cash poor in France.
What French lenders actually look at
Understanding the lending culture helps. France has historically favoured prudence over credit expansion. Regulation encourages banks to prioritise sustainable debt ratios and carefully assessed risk exposure. For borrowers living abroad, this means deeper scrutiny of income stability, currency exposure, existing leverage, and documentation quality.
This is why tax residence matters so much. It is not prejudice against foreigners. It is that a bank cannot easily assess, or enforce against, income earned in another jurisdiction.
One point non-resident sellers should anticipate
If you are not resident in the European Union or the European Economic Area and you sell a French property above a certain value, French tax rules may require you to appoint an accredited tax representative. This applies to British owners since Brexit. It has a cost and it lengthens the timeline. Your notary will confirm whether it applies to your file.
About PraxiFinance
PraxiFinance has specialised in property-backed finance in France since 1990, with offices in Paris and Nice. The firm is registered with ORIAS under number 13005512 and operates within the regulatory framework of the ACPR.
It processes more than 4,000 financing requests per month and publishes the only recurring barometer of the French property-backed lending market. It is regularly cited as a market reference by Les Echos, La Tribune, Le Monde and BFM. See best equity release companies in France.
English-speaking advisers handle cross-border files and coordinate with notaries, valuers and, where required, accredited tax representatives.
Call +33 1 85 09 70 40 to check your eligibility.
FAQ
Can a non-resident borrow against a property they already own in France?
In practice, no. A mortgage-backed loan requires French tax residency. If you own a French property and live abroad, the deferred-price sale is the available route, provided you are selling.
Can a non-resident get a mortgage to buy a property in France?
Yes. French banks do grant acquisition mortgages to non-residents, generally financing 50% to 70% of the price. PraxiFinance does not arrange these.
Is there a minimum property value?
Yes. 300,000 euros, for all our solutions.
Can I use a property held through an SCI?
No. Properties held through an SCI are not eligible, for any of our solutions.
I am British and I live in France. Am I eligible?
Yes, if you are a tax resident in France and meet the income and property criteria. Nationality is not the deciding factor. Tax residence is.
I am French but I live in Dubai. Am I eligible?
Not for a mortgage-backed loan. The deferred-price sale may apply if you are selling.
How much can I borrow?
Up to 70% of the property value, with a minimum of 100,000 euros.
Un rappel avant de publier: cette page va perdre des positions sur "non-resident mortgage France", puisqu'elle ne répond plus à l'intention d'achat. C'est le prix de la qualification, et il est justifié. Tu échanges 6 202 impressions stériles contre des appels qui aboutissent.
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