June 26, 2026

How to Buy Property in France as a Non-Resident: The 2026 Guide for American and British Buyers

By Marcelo Barreneche, Upscore. Last updated: June 2026.

Yes, any foreigner can buy property in France, with no restriction based on nationality or residence. An American or a British citizen has the same ownership rights as a French national. There is no minimum stay, no special permit, and no nationality quota. What buying does not do is grant you the right to live there: a property in France gives you no visa and no residency. As a non-EU citizen since Brexit, a British buyer is limited to 90 days in any 180-day period in the Schengen Area, exactly like an American (this is confirmed by the French notaries’ official guidance and taxesforexpats.com).

The part nobody tells you is where the money goes. Buying a French resale property carries roughly 7 to 8 percent in transaction costs (the famous frais de notaire), you put down a 10 percent deposit at the preliminary contract, and if you need a mortgage, France lends to you on a system that does not use credit scores at all. That last point is where most foreign buyers lose weeks. The advisers who rank for “buying property in France” handle currency, or tax, or the legal paperwork, but none of them can actually arrange your financing.

In Upscore’s customer data, buyers who have already identified a specific property close their mortgage at roughly 12 times the rate of buyers who are still exploring their options (1.64% versus 0.14%). Finding the property first, then sorting the money, is the order that works. This guide walks through eligibility, the buying process, the real costs, the taxes you will owe (which differ sharply between US and UK buyers from 2026), and how financing actually works, so you arrive at the notaire with a realistic number rather than a surprise.

Key Facts at a Glance

• Eligibility: No nationality or residency restriction. Any foreigner can buy. Owning property does not grant residency or a visa (notaires.fr).
• Transaction costs (frais de notaire): About 7 to 8 percent of the price for a resale (ancien) property, 2 to 3 percent for a new-build (neuf) (notaires.fr).
• Deposit at signing: Roughly 10 percent of the purchase price, held by the notaire at the compromis de vente (Crédit Agricole).
• Cooling-off period: A 10-day unconditional right of withdrawal (délai de rétractation) for the buyer after signing the preliminary contract (notaires.fr).
• Mortgage LTV for non-residents: EU and UK buyers commonly reach 75 to 80 percent (up to ~85%); US and other non-EU buyers typically see 50 to 70 percent, meaning a deposit of 30 to 50 percent (market range, varies by bank).
• Annual taxes on a second home: Taxe foncière (all owners) plus taxe d’habitation on second homes, with a municipal surcharge of 5 to 60 percent in high-demand zones (economie.gouv.fr).
• Capital gains on sale: 19% income tax plus social levies. From 1 January 2026, a US (non-EU) seller faces a combined rate near 37.6%; a UK seller, affiliated to UK social security, pays around 26.5% (service-public.gouv.fr).
• First-party signal: Across Upscore’s applicants targeting France, the median loan-to-value figure buyers ask for is around 72 to 75 percent (a requested figure, not a guaranteed approval).

Can a Non-Resident Actually Buy Property in France?

Yes. France places no restriction on foreign ownership of property. A non-resident, whether American, British, or from anywhere else, buys with the same legal rights as a French citizen. There is no approval process tied to nationality, no holding-period requirement, and no cap on how much foreigners can own.

The distinction that matters is between buying and living. Owning a French home does not give you the right to reside in France or to spend unlimited time there. Since Brexit, a British passport holder is treated as a third-country national in the Schengen Area, capped at 90 days in any rolling 180-day period without a visa. Americans have always faced this limit. If you want to spend longer, you apply for a long-stay visa (visa de long séjour) separately. Buying the house and getting the right to live in it are two different files.

Community Insight: “No restrictions on foreign owners. At least 7% (up to 10% for lower-priced) for notaires fees. Most are transaction taxes set by government. No buyer’s agent or MLS in France.” — r/ExpatFIRE

One practical caveat for Americans: because of FATCA (the US Foreign Account Tax Compliance Act), only certain French banks are willing to take on US clients, since US account holders trigger extra reporting obligations for the bank. This narrows your lender choices but does not stop you buying. For the underlying logic of how French banks assess a foreigner with no local history, see our guide on whether France has credit scores.

How Does the French Buying Process Work?

The French purchase runs through four stages, and the notaire, a state-appointed public official, sits at the centre of all of them. The notaire is the only party legally authorised to transfer the title, and they also collect the transaction taxes on behalf of the state (notaires.fr).

1. The offer (offre d’achat). You make a written offer, usually through the agent immobilier. France has no MLS and no buyer’s agent in the American sense, so the listing agent works for the seller.
2. The preliminary contract (compromis de vente). This is the binding agreement. You sign it, pay a deposit of around 10 percent into the notaire‘s escrow, and you then have a 10-day cooling-off period during which you can withdraw for any reason and get your deposit back (returned within roughly 21 days). After those 10 days, the contract binds you (tangram.notaires.fr).
3. Due diligence. The notaire runs title searches, confirms clear ownership, and the seller provides the Dossier de Diagnostic Technique (DDT), a pack of mandatory surveys covering asbestos, lead, termites, and energy efficiency. This stage typically takes 3 to 4 months for a resale property (frenchentree.com).
4. The final deed (acte authentique de vente). Signed at the notaire‘s office. Non-residents can sign remotely through a power of attorney. Registration of the title follows over roughly the next six months.

Community Insight: “Everything goes through a notaire… you can choose an English speaking notary on notaires.fr.” — r/france

You are not required to use a French-speaking notaire. The official directory at notaires.fr lets you filter for English-speaking notaries, which removes one of the biggest friction points for foreign buyers.

What Does It Really Cost to Buy in France?

The headline cost is the frais de notaire, the bundle of transaction taxes and notary fees that the buyer pays on top of the purchase price. They are far higher than the notaire‘s own fee suggests, because the bulk of the figure is government tax, not service charge.

For a resale (ancien) property, budget around 7 to 8 percent of the price. For a new-build (neuf), it drops to about 2 to 3 percent, because the transfer duties are lower (notaires.fr).

One 2025 change to flag: since 1 April 2025, French departments are allowed to raise the transfer duty (DMTO) from 4.50% to 5.00% on resale properties, and adoption varies by department, which pushes some areas toward the top of the 7 to 8.5 percent range (cafpi.fr; pretto.fr). On top of these costs you add your 10 percent deposit at the compromis, so the cash you need at the front of the deal is well above the deposit alone.

Community Insight: “Expect 3 months before keys… taxes are pretty high (7 to 10%, one shot)… 20% asked for escrow… no contingencies.” — r/france

For a fuller view of how front-loaded buying-abroad costs work and how a deposit differs from these fees, see our guide on how much deposit you need for a house abroad.

What Taxes Will You Owe as a Foreign Owner?

Three taxes matter to a non-resident owner: two annual, one on sale.

Taxe foncière is the annual land tax. Every property owner pays it, resident or not. The base rose by 1.7% in 2025 (impots.gouv.fr).

Taxe d’habitation was abolished on primary residences from 1 January 2023, but it still applies to second homes, which is what most non-resident buyers own. In high-demand areas (zones tendues, including Paris, the Côte d’Azur, and many tourist towns) municipalities can add a surcharge of 5 to 60 percent on top (economie.gouv.fr). If you are buying a holiday home in a desirable spot, budget for this.

Plus-value immobilière, the capital gains tax when you sell, is where US and UK buyers diverge sharply. The base rate is 19% income tax plus 17.2% social levies, with an additional surcharge of 2 to 6 percent on gains above 50,000 euros. Exemptions phase in with holding time: full income-tax relief at 22 years, full relief on social levies at 30 years (service-public.gouv.fr F10864).

The split between nationalities comes from the social levies:

A UK seller, because the UK has a social-security coordination arrangement with France, pays only the reduced 7.5% social levy rather than the full rate. A US seller does not get that relief, and from 1 January 2026 the social levy rate rose (CSG moved from 9.2% to 10.6%), pushing the combined rate near 37.6 percent (letulle.fr). If you are American, factor the higher exit tax into your hold-period thinking from the start.

UK buyers also need to remember that the gain is taxable at home: HMRC taxes UK residents on worldwide gains, so the same sale may trigger UK capital gains tax, with relief for the French tax paid. We cover that calculation, including the currency-conversion trap, in how to calculate UK capital gains tax on overseas property.

How Do You Finance a Property in France?

This is the gap. A French seller will not take your offer seriously without either cash in hand or a secured mortgage, and arranging that mortgage is the single hardest part of the process for a foreigner.

Community Insight: “A French seller wants you to pay in full or have a secured mortgage… US banks don’t accept loans for foreign property; a French bank won’t without history in France… agents won’t keep talking unless you seem serious.” — r/france

US banks do not lend on foreign property, so a US mortgage is off the table. A French bank will lend to a non-resident, but on its own terms. Non-resident loan-to-value sits well below what locals get: EU and UK buyers commonly reach 75 to 80 percent, while US and other non-EU buyers typically see 50 to 70 percent, meaning a deposit of 30 to 50 percent (this is a market range that varies by bank, not an official cap, and it has been tightening). French banks also apply a hard affordability rule: under the regulator HCSF, your total debt payments cannot exceed 35 percent of income, and the loan term is capped at 25 years.

Crucially, France does not run a FICO-style credit score. There is no positive credit history to import, and your American or British score is irrelevant on arrival. French banks instead check the Banque de France’s negative registries (FICP for loan defaults, FCC for cheque and card incidents) and then assess you on documents: bank statements, tax returns, and proof of stable income. Because you start from zero, the file you present matters more than any score. We explain the mechanism in detail in our guide on whether France has credit scores.

For the full walkthrough of rates, documents, and which banks work with non-residents, including the FATCA point for Americans, read our companion guide on how to apply for a mortgage in France as a foreigner. If you are weighing a French property against other markets, our guide on overseas mortgages for UK citizens covers the UK-side lenders and alternatives.

Frequently Asked Questions

What are the biggest pitfalls when buying property in France as a foreigner?
The three most common are underestimating the frais de notaire (7 to 8 percent on a resale, not the deposit), assuming a US or UK mortgage will fund the purchase (it will not, you need a French lender), and forgetting that the compromis de vente becomes binding after the 10-day cooling-off period. A fourth, for second-home buyers, is the taxe d’habitation surcharge of up to 60 percent in high-demand zones.

Can a UK resident buy property in France after Brexit?
Yes. Brexit did not change the right of a British citizen to buy French property; ownership rights are identical to a French national’s. What changed is residency: a UK passport holder is now limited to 90 days in any 180-day period in the Schengen Area without a long-stay visa. Buying a home does not extend that limit.

How can a US citizen buy a house in France?
The purchase process is the same as for anyone else: offer, compromis de vente, due diligence, acte authentique. The two US-specific points are FATCA, which means only certain French banks will handle a US client’s mortgage, and capital gains tax on sale, which from 2026 runs near 37.6 percent for non-EU sellers. There is no nationality restriction on the purchase itself.

How long can I stay in France if I own a property there?
Owning property grants no residency rights. As a non-EU citizen (which now includes British citizens), you can stay up to 90 days in any rolling 180-day period in the Schengen Area without a visa. For longer stays you must apply for a long-stay visa separately. Note that the EU’s biometric Entry/Exit System (EES) became operational in April 2026, making overstays easier to detect.

Is it wise to buy in France now?
That depends on your purpose and hold period. The transaction costs are high and front-loaded, and the capital gains regime rewards long holds (full relief at 22 to 30 years), so France suits buyers planning to keep the property rather than flip it. If you are American, the 37.6 percent exit tax from 2026 makes a short hold expensive. The first practical step is to confirm what you can finance, because that determines what you can realistically offer.

The Bottom Line

Yes, you can buy property in France as a non-resident, American or British, with full ownership rights and no nationality restriction. Plan for 7 to 8 percent in transaction costs on a resale, a 10 percent deposit at the compromis, and a 10-day cooling-off window that locks you in once it passes. The annual taxes (taxe foncière, plus taxe d’habitation on second homes) and the capital gains regime on sale (around 26.5 percent for UK sellers, 37.6 percent for US sellers from 2026) should shape your hold-period plan from day one.

The part that trips up most foreign buyers is financing, because the advisers who dominate this topic handle currency, tax, or legal paperwork, not the mortgage. France lends to non-residents but at lower loan-to-value and on a system with no credit score, so the file you present is everything. In Upscore’s data, buyers who line up their financing around a specific property close far more often than those who shop for money in the abstract.

How to Apply for a Mortgage in France as a Foreigner (2026): The Non-Resident Financing Guide

Yes, foreigners can get a mortgage in France, and yes, that includes American and British buyers who have never lived there. French banks lend to non-residents, but they lend on their own terms: a larger deposit than you are used to at home, a hard cap on your monthly payment, and almost no interest in your US FICO score or UK credit file. In Upscore’s customer data, buyers targeting French property request a median loan-to-value of around 72 to 75 percent (an asked-for figure, not what banks ultimately grant), which tells you most foreign buyers walk in expecting to put down 25 to 30 percent of their own money. That expectation is the right starting point.

This guide is about the financing, not the purchase. If you want the full step-by-step of buying (the offre, the compromis, the notaire), read our companion guide on buying property in France as a non-resident. Here we answer the question that actually keeps deals from closing: can you, as a US or UK non-resident, get a French bank to fund the deal, how much will they lend, at what rate, and what will they ask for. The honest version, with the rules French lenders actually apply in 2026.

Key Facts at a Glance

• Loan-to-value for non-residents is tiered by nationality. EU and UK buyers can reach up to roughly 85 percent (75 to 80 percent is more common); non-EU buyers including Americans typically see 50 to 70 percent, meaning a deposit of 30 to 50 percent. These are market ranges from specialist brokers, not an official rate, and they vary by bank.
• Non-resident mortgage rates in 2026 sit around 3.50 to 4.25 percent for fixed terms of 20 to 25 years (market estimate).
• France caps your monthly payment at 35 percent of gross income. This is the HCSF taux d’effort rule, and maximum loan duration is 25 years. Confirmed unchanged as of March 2026.
• There is a legal ceiling on the total rate a bank can charge you, the taux d’usure. For loans of 20 years or more it is 5.13 percent in Q1 2026, set quarterly by the Banque de France.
• France does not use a credit score. No FICO, no Experian file. Banks check the Banque de France registers (FICP and FCC) for defaults and assess you on documents instead.
• US citizens face FATCA friction. Only certain banks, BNP Paribas and Societe Generale among them, comfortably handle American files.
• In Upscore’s customer data, buyers who have already found a specific property sign at roughly twelve times the rate of those still exploring options. Financing readiness matters most once you have a property in view.
• You will almost certainly need a French bank account and certified translations of your key documents before a lender will engage.

Can foreigners, Brits, and Americans get a mortgage in France?

Yes. French banks lend to non-residents regardless of nationality, and there is no legal restriction stopping a foreigner from borrowing to buy French property. The difference is not whether you can get a mortgage, but the terms you get and which banks will look at your file.

For British buyers, the picture is closer to a normal European mortgage: EU and UK applicants can reach loan-to-value figures up to around 85 percent in good cases, with 75 to 80 percent more typical, according to specialist French mortgage brokers. Post-Brexit, UK residents are non-residents of the EU, but French banks still treat sterling income and UK employment as fundable, provided the paperwork is complete.

For American buyers, the constraint is FATCA. The US Foreign Account Tax Compliance Act forces foreign banks to report on accounts held by US persons, and many French lenders simply decline US files to avoid the compliance burden. The names that consistently come up as willing to handle American non-resident mortgages are BNP Paribas and Societe Generale, though this is not a closed list and policies shift. The practical experience from buyers who have done it is blunt:

Community Insight: “I got a 20 year fixed as an American for my apartment in Paris. You WILL need a French mortgage broker.” — r/fatFIRE

Community Insight: “Getting a mortgage in France as a US citizen is a little difficult but possible. FATCA made things way more complicated so banks tend to be reluctant.” — r/expats

A broker who specialises in expat files earns their fee here by translating your US or UK financial assets into terms a French underwriter recognises. If you are weighing whether to use one, our guide on how to choose an overseas mortgage broker walks through what to look for.

How much can you borrow in France as a non-resident?

How much you can borrow is set by two things working against each other: the loan-to-value the bank will offer, and the 35 percent payment cap that limits the loan regardless of the property price.

On loan-to-value, the tiering by residency is the single most important number to plan around:

These are market ranges reported by specialist brokers, not an official Banque de France figure, and individual banks set their own appetite. There is genuine disagreement in the market: some 2025 sources cite US deposits as low as 20 to 30 percent, while 2026 broker guidance leans toward 30 to 50 percent, which points to lenders tightening or simply pricing each file differently. Plan for the higher end and treat anything better as upside. The reality non-resident buyers describe matches the conservative number:

Community Insight: “I emailed a recommended mortgage broker… said minimum 30 percent, realistically 50 percent down payment as a non resident.” — r/ExpatFIRE

The second constraint is the HCSF affordability rule. France’s Haut Conseil de stabilite financiere caps the taux d’effort, your total monthly debt payments including the new mortgage, at 35 percent of gross income, over a maximum term of 25 years. Unlike the UK, where you can sometimes stretch affordability with broker arguments, the French 35 percent rule is a hard regulatory ceiling for the vast majority of files. If your income does not support the payment at 35 percent, the loan shrinks, no matter how large a deposit you bring.

This is where Upscore’s data lines up with the French system: buyers who have already identified a specific property sign at roughly twelve times the rate of those still exploring, because a real property turns a fuzzy borrowing question into a precise affordability calculation the bank can actually approve. Have a property in mind? See where your numbers land before you make an offer.

What rate and terms can a non-resident expect?

Non-resident fixed rates in France in 2026 run around 3.50 to 4.25 percent for terms of 20 to 25 years, according to market trackers. French mortgages are overwhelmingly fixed-rate, which removes the interest-rate uncertainty that British buyers in particular have lived through at home, though you take on euro currency exposure instead if your income is in pounds or dollars. If you want context on where European rates sit, the Euribor benchmark underpins most variable euro lending.

There is one number that protects you that has no equivalent in the US or UK: the taux d’usure. The taux d’usure is the maximum legal annual percentage rate a French lender can charge, set every quarter by the Banque de France. For loans of 20 years or longer it is 5.13 percent in the first quarter of 2026. This ceiling includes the interest rate, fees, and crucially the borrower’s insurance (assurance emprunteur), so the all-in cost of your loan cannot legally exceed it. For older non-resident applicants, whose insurance premiums run high, the taux d’usure can be the thing that caps how much a bank will lend, not the interest rate itself.

A note on terms: French banks expect the loan to be repaid before, or close to, your retirement, and they price in mandatory borrower’s insurance on top of the headline rate. Always ask for the TAEG (taux annuel effectif global), the all-in rate, not the nominal rate, when you compare offers.

Community Insight: “Pay attention to hidden clauses: sometimes they offer a good nominal interest but add products (insurance) making the effective rate much higher.” — r/Barcelona (experience from Spain; the same insurance-loading dynamic applies in France)

What documents and which banks do you need?

French banks assess you on a documented file, not a score, so the paperwork is the application. Expect to provide:

• The last 3 months of bank statements (relevés bancaires), and for the self-employed, up to 3 years of accounts
• Proof of income: pay slips and tax returns for employees, business accounts for the self-employed
• Your employment contract or, for the self-employed, evidence of trading history
• Certified, sworn translations of documents not in French
• Proof of the source of your deposit funds

You will also need a French bank account, which most lenders require before or at the point of approval. Some banks ask non-residents to hold a “security nest egg” equivalent to 12 to 24 months of payments as a condition of lending.

On the bank side, the file-handling reality is what narrows your options. For American buyers, FATCA means BNP Paribas and Societe Generale are the realistic starting points; UK-based lenders that previously offered French mortgages have variable appetite and some have paused, so a French bank via a broker is usually the cleaner route. This is not a definitive list, and a specialist broker will know which banks are actively lending to your profile this quarter.

How do French banks assess you without a credit score?

France does not have a credit score in the American or British sense. There is no FICO, no Experian file, no number that summarises your creditworthiness. Your US or UK credit history does not transfer, and it does not help you. You start from zero, which is neither good nor bad, it just is.

Instead, the Banque de France maintains two negative-only registers. The FICP (Fichier des Incidents de remboursement des Credits aux Particuliers) lists individuals who have defaulted on credit; it is the one that matters for a mortgage, and a listing can last up to 5 years. The FCC (Fichier Central des Cheques) records cheque and card incidents. A French lender runs a binary check: are you on these registers or not. If you are clean, the decision rests entirely on your documented income, your debt-to-income ratio against the 35 percent cap, and the stability of your employment.

For the full mechanics of the French system, including what a clean record does and does not buy you, see our guide on whether France has credit scores like the UK. If you are also looking at Spain, the Spanish credit system works on a similar negative-register logic via CIRBE, which is worth understanding if you are comparing markets.

Community Insight: “credit scores doesn’t exist in france, and cashback is not a thing.” — r/AskFrance

The practical upside: your foreign credit problems are invisible to a French bank. The downside: so is your foreign credit strength. A pristine 800 FICO score earns you nothing in Paris. What earns you the loan is a clean Banque de France record plus a file that proves you can pay.

Frequently Asked Questions

Can Brits and Americans get a mortgage in France?
Yes. French banks lend to both British and American non-residents. British buyers can typically reach 75 to 80 percent loan-to-value; American buyers usually face 50 to 70 percent because FATCA makes many French banks reluctant to handle US files. BNP Paribas and Societe Generale are the banks most commonly cited as willing to lend to Americans.

Is a 100 percent mortgage possible in France?
No, not for non-residents. France does not offer 100 percent financing to foreign buyers. EU and UK applicants can reach up to around 85 percent in strong cases, but a non-resident, and especially a US buyer, should plan for a deposit of 30 to 50 percent of the property price, plus notaire fees of roughly 7 to 8 percent on an existing property, on top.

What is the mortgage rate in France for non-residents?
Non-resident fixed rates in 2026 run roughly 3.50 to 4.25 percent over 20 to 25 years, according to market trackers. By law, the all-in rate including fees and borrower’s insurance cannot exceed the taux d’usure, which is 5.13 percent for loans of 20 years or more in the first quarter of 2026.

Which is the easiest country to get a mortgage in as a foreigner?
There is no single easy answer; it depends on your nationality and income. France is moderately accessible to EU and UK buyers but harder for Americans because of FATCA. The deposit requirement (30 to 50 percent for US non-residents) and the strict 35 percent payment cap make France stricter than some markets but more predictable, since the rules are regulatory rather than discretionary.

Do I need a French bank account to get a mortgage?
Yes, in nearly all cases. French lenders require a French account to set up the loan and direct debits, and they will ask for certified translations of any documents not in French. Some banks also require you to hold 12 to 24 months of payments in reserve.

Does my US or UK credit score help in France?
No. France has no credit score, and your foreign credit file does not transfer. Banks check the Banque de France FICP and FCC registers for defaults and assess you on documented income and a debt-to-income ratio capped at 35 percent.

The Bottom Line

Yes, you can get a mortgage in France as a foreigner, including as a US or UK non-resident, and the path is more predictable than it looks once you know the rules. Expect to put down 30 to 50 percent as an American or 15 to 25 percent as a UK buyer, expect a fixed rate around 3.50 to 4.25 percent capped by law at the taux d’usure, and expect your monthly payment to be held to 35 percent of your income. Your foreign credit score is irrelevant; a clean Banque de France record and a well-documented file are what matter. Americans should plan around FATCA and target BNP Paribas or Societe Generale, almost always through a broker who handles expat files.

The single biggest predictor of getting the loan is having a specific property in view. In Upscore’s data, buyers who have found a property sign at roughly twelve times the rate of those still exploring, because a real property turns the borrowing question into a precise, approvable calculation. For the purchase mechanics that come after financing, read our guide to buying property in France as a non-resident, and if you will eventually sell, understand how UK capital gains tax applies to overseas property before you do.

Have a French property in mind? Get your Finance Passport and see which banks will lend to your profile, before you make an offer.