Key takeaways
Fixed-rate mortgages remain competitive for typical 15- to 25-year terms, with rates ranging from the low 3% range up to the mid-4% range depending on your profile and down payment.
Shorter terms (such as 15 years) typically offer lower rates but come with higher monthly payments, while longer durations (20–25 years) stretch out monthly costs at slightly higher interest rates but can improve affordability.
Interest-only and adjustable products are also available, though these may suit specific investment strategies or borrower profiles.
Current non-resident mortgage rates (October 2025)
| Term | Type | Max LTV | Rate | Monthly Payment (per €100k) | Key Requirements |
|---|---|---|---|---|---|
| 15 years | Fixed | 100% | 3.35% | €707 | €250k+ savings account pledge |
| 20 years | Fixed | 100% | 3.50% | €580 | €250k+ savings account pledge |
| 15 years | Fixed | 70% | 3.60% | €720 | 6-month deposit minimum |
| 25 years | Fixed | 70% | 3.70% | €511 | 6-month deposit minimum |
| 20 years | Fixed | 75% | 4.15% | €614 | Prime locations only |
| 25 years | Fixed | 75% | 4.25% | €542 | Prime locations only |
| 20 years | Adjustable (1% cap) | 80% | 3.62% | €586 | UK/Irish residents only |
| 15 years | Fixed | 85% | 3.95% | €737 | UK/Swiss/Irish/NL residents |
| 25 years | Fixed | 85% | 4.15% | €536 | UK/Swiss/Irish/NL residents |
| 7 years | Interest-only | 75% | 4.25% | €354 | Subject to eligibility |
Exit fees range from 0% to 2.15%. Terms subject to status and eligibility.
What the BlueSky France Barometer Shows:
The barometer lists current interest rates on French mortgage products, including fixed-rate terms ranging from 15 to 25 years, as well as adjustable rate options. These figures give you a real-world look at how lenders are pricing credit for international buyers and investors.
How Can Foreigners or Non-Residents Obtain a Mortgage in France?
Non-residents face additional requirements compared to French residents, but securing financing remains entirely feasible with proper preparation. French banks actively lend to international buyers, particularly from the UK, Switzerland, Ireland, and the Netherlands.
| Requirement | Non-Resident Standard | Resident Standard | Key Details |
|---|---|---|---|
| Documentation | 3 years tax returns, 3 months bank statements, employment proof, translated ID | Standard documentation | Some lenders require certified translations by sworn translators |
| Income Verification | 70-80% of variable income counted | 100% of variable income counted | Self-employed need 3 years accounts from French-qualified accountants |
| Deposit Required | 20-30% minimum (70-80% max LTV) | 15% minimum (85% max LTV) | Prime Paris locations may unlock 85% LTV exceptionally |
| Bank Account Deposit | €200,000-€300,000 pledged savings | Not required | Required for most competitive rates; funds remain accessible |
| Property Location | Paris, major cities, ski resorts, Côte d’Azur preferred | No restrictions | Rural properties may face rejection or higher rates |
| Preferred Nationalities | UK, Switzerland, Ireland, Netherlands | N/A | These residents access preferential rates and terms |
| Application Timeline | 6-10 weeks | 4-6 weeks | Extended due to additional verification requirements |
| Interest Rate Premium | +0.3% to +0.8% above resident rates | Base market rates | Premium reflects additional risk assessment |
| Broker Recommendation | Highly recommended | Optional | Specialized brokers know which banks accept international borrowers |
| Tax Residency Impact | Can qualify for resident rates if becoming tax resident | N/A | Consult cross-border tax advisors before applying |
How Do French Mortgage Rates Compare to Other European Countries?
France maintains a competitive position within the European mortgage market. Throughout 2025, it remained below the eurozone average, though the gap has narrowed compared to previous years.
Belgium and Germany have seen their rates decline and stabilize at similar levels to France. Italy and Portugal experienced more volatility, with rates dropping significantly through 2024 before showing signs of increase in early 2025. Spain has maintained relatively stable rates throughout the period.
The convergence reflects synchronized monetary policy responses across Europe. However, France’s position slightly below the eurozone average demonstrates the stability and competitiveness of its banking sector.
Interest Rates on New Housing Loans to Households in the Eurozone
Source: European Central Bank | Latest data: February 2025
Factors Influencing Mortgage Rates in France
Beyond the macro-economic factors, specific elements of your loan application directly influence the rate you’ll receive. These factors vary between lenders but follow consistent patterns across the French market
| Your Profile Factor | Effect on Rate | Optimization Strategy |
|---|---|---|
| Residency Status | Non-residents pay +0.3% to +0.8% premium | Consider tax residency timing |
| Income Stability | Permanent contracts preferred | Provide 3+ years history |
| Existing Debt | Higher debt increases rates | Pay down loans before applying |
| Savings Level | Larger deposits unlock better rates | Aim for 25-30% down payment |
| Property Type | Primary residence rates lower | Investment properties cost more |
| Loan Duration | Shorter terms often cheaper | Balance with affordability |
| Guarantee Type | Caution cheaper than mortgage | Use Crédit Logement if eligible |
| Employment Sector | Public sector viewed favorably | Highlight job security |
The type of guarantee you provide also impacts pricing. In 2024, 69.7% of mortgage production used guarantee mechanisms rather than traditional mortgages. These guarantee systems, offered by organizations like Crédit Logement, can reduce costs compared to notarial fees and sometimes improve the rates lenders offer.
Your debt-to-income ratio matters significantly. The HCSF limits this to 35% for 80% of mortgage production, and staying well below this threshold strengthens your position. The average debt-to-income ratio in 2024 was 30.7%.
Tips for Securing the Best Mortgage Rate in France
To obtain the best mortgage in France, apply when rates are stable or declining and closely monitor ECB policy decisions. Strengthen your financial profile by reducing existing debt, maintaining stable income, and optimizing your down payment—aiming for a balanced loan-to-value ratio. Compare multiple lenders simultaneously to create competition, consider shorter loan terms if affordable, and negotiate beyond the headline rate on fees and insurance. Leveraging existing banking relationships and timing your application around major cash inflows can further improve conditions.
How to Compare Mortgage Offers from French Banks
When comparing French mortgage loans, focus on the TAEG, as it reflects the true cost by including interest, fees, insurance, and guarantees. Analyze guarantee structures, loan amount, mortgage interest rate, fixed rate, insurance costs (using délégation d’assurance can reduce premiums by 30–50%), and early repayment penalties, especially if you may sell or refinance. Don’t overlook flexibility options and application fees, and always compare total costs over different holding periods (5, 10, 15 years) to identify the most cost-effective offer.
Considering Buying in Paris?
MetParis works exclusively with international buyers to help them navigate neighborhoods, pricing, off-market opportunities, and negotiations.
If you’d like a clearer picture of how these market trends affect your specific criteria or you’re curious about what is currently available in your favorite arrondissements we’re here to help.
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