Are you a graphic designer in London, an IT consultant in Singapore, or a freelance developer in Canada? Do you dream of investing in French real estate, but banks are placing a double refusal in your way: self-employed status + residence abroad. This combination worries mortgage institutions who see it as a maximum risk: variable income, lack of permanent contract, and geographical distance.
However, obtaining a mortgage as a freelance expatriate is possible in 2025, if you understand banking expectations and adopt the right strategy. Thomas, a cybersecurity consultant based in Singapore for 4 years, financed a T3 apartment in Lyon with a 15% contribution through a specialized broker who valued his long-term contracts with major French groups.
In this article, discover the specific criteria for your profile, essential documents, and 5 concrete levers to transform your project into reality.
Why banks are cautious about your profile
Your situation combines two risk factors in the eyes of French mortgage institutions: the status of self-employed worker and tax residence outside France. Each of these elements, taken separately, already complicates access to a mortgage. Together, they create a perception of financial vulnerability that banks seek to offset with enhanced guarantees.
The freelance status worries for three main reasons. Firstly, your income fluctuates according to projects and activity periods, unlike the fixed monthly salary of a permanent contract. Secondly, your activity can cease abruptly without social protection comparable to that of employees: no substantial unemployment benefits, no salary continuation in case of illness. Thirdly, you do not present pay slips but financial statements, documents that not all banks know how to analyze with the same finesse.
Non-residence adds a layer of uncertainty. Banks fear the difficulties of recovery in case of non-payment: how to seize a property or recover funds when the borrower lives 8,000 km away? They also question the sustainability of your foreign income, especially if you work in a volatile currency. According to impots.gouv.fr, non-residents are taxed on their French-sourced income with minimum rates of 20% up to €29,315 and 30% beyond, which complicates the analysis of your repayment capacity.
💡 Reminder: Banks do not reject you on principle; they lack benchmarks to assess your solvency. Your mission will be to provide these benchmarks clearly and documented.
Specific banking criteria for freelance expatriates
To grant a mortgage to an independent expatriate, French institutions apply stricter criteria than to salaried residents. Here are the four pillars on which your eligibility rests.
The longevity of your activity is closely scrutinized. Banks generally require 3 full years of operation to consider your business as sustainable. This period allows them to observe your ability to generate stable, even increasing, revenue and to get through economic cycles. A freelance established for 18 months will have much more difficulty than a consultant with 5 years of activity with positive statements.
Your personal contribution determines your credibility. While traditional banks generally impose on expatriates a minimum of 30 to 40% of the acquisition price, Invexa negotiates with its banking partners conditions comparable to French residents: between 10% and 20%. This contribution covers notary fees (about 7-8% in the old) and part of the acquisition price. Ideally, the contribution should come from a French bank account to avoid complications related to international fund transfers.
The quality of your financial statements makes all the difference. Banks calculate your reference income by analyzing your 3 latest financial statements. They look for progression or at least stability of your net result. A freelance with fluctuating statements (€50k then €25k then €60k) will be penalized compared to one showing linear growth (€40k, €45k, €50k). Some banks average your income over 3 years, others consider the worst year: inquire.
Your country of residence strongly influences the decision. Institutions favor expatriates settled in stable areas: European Union, Switzerland, Canada, United States, Australia, Singapore, United Arab Emirates. Conversely, residing in a politically or economically unstable country seriously complicates your file, even with excellent income. Banks also evaluate the convertibility of your currency and exchange rate risks.
⚠️ Warning: The Haut Conseil de Stabilité Financière recommends a maximum debt ratio of 35% of your monthly income, borrower insurance included. As a freelance, banks will calculate your income after deducting your professional expenses and social contributions.
Building a strong file: essential documents
Assembling an exhaustive and anticipated file is your best asset. The back-and-forth with the bank is time-consuming when you live abroad. Prepare all the supporting documents before your first contact to speed up the process.
Identity and residence documents (originals + certified translations):
Valid passport
Proof of domicile abroad (lease, recent bill)
Tax residence certificate from the host country
Residence permit or long-term visa if outside the EU
Professional and financial proofs:
Legal status of your company (self-employed, EURL, SASU, etc.)
3 latest certified financial statements or tax notices for micro-entrepreneurs
Statements of your professional accounts for a minimum of 6 months
Signed contracts with your main clients
Proof of ongoing or upcoming projects (certificates, purchase orders)
Certificate from your accountant confirming the viability of your activity
Banking and asset documents:
Personal account statements (France + abroad) for 3 months
Evidence of available savings (savings books, life insurance, investments)
Certificates of current loans with amortization tables
Proof of personal contribution with origin of funds
Documents related to the real estate project:
Sales agreement or signed purchase offer
Technical diagnostics of the property (energy performance, asbestos, lead, etc.)
Works estimates if renovation planned
✅ Good to know: Some banks accept documents in English for English-speaking expatriates, but a sworn translation into French is often required for official documents. Anticipate this point; sworn translators sometimes have several weeks of delay.
5 strategies to convince banks
Borrowing with a co-borrower employed on a permanent contract is probably your most powerful leverage. If your spouse or partner works in France or abroad under a French contract, their stable professional situation will compensate largely for the variability of your income. Banks will analyze the couple's overall file, and a permanent contract in the equation radically changes the perception of risk.
Using a specialized expatriate broker saves you precious time and significantly increases your chances of acceptance. These professionals know the banks that lend to non-residents (not all do), understand the specifics of each expatriation country, and know how to enhance your profile by highlighting your strengths. The broker also negotiates for you loan rates and insurance conditions, often more expensive for freelance expatriates.
Proposing complete banking domiciliation can unlock borderline situations. By agreeing to transfer your personal and professional accounts to the lending bank, you become a global client rather than just a borrower. This strategy is particularly effective if you have kept a French bank since your departure: they already know your history and will be more inclined to follow you.
Offering additional guarantees reassures cautious institutions. You can propose a mortgage on an already owned property, a personal guarantee from a close relative residing in France, or a pledge of your financial investments (life insurance, stock portfolio). These real guarantees allow the bank to recover in case of default, regardless of the borrower insurance clauses.
Using payroll services is an alternative solution that is little known but highly effective. Payroll services transform your turnover into a salary paid by a payroll company, giving you access to monthly pay slips and the status of an employee on a permanent contract. To banks, you are no longer freelance but an employee of a French company, which radically changes the situation. Be cautious, however: payroll services have a cost (management fees between 5% and 10% of your turnover), and not all activities are eligible.
💡 Public aids for expatriates: The Zero Interest Loan (PTZ) and most aid schemes for homeownership (controlled price access, local aids) are reserved for French taxpayers. As an expatriate, you generally do not have access unless you justify an imminent return to France with tax domicile. Focus on optimizing your file rather than these aids.
📋 Strategic checklist:
☑ Wait 3 years before applying for a mortgage
☑ Build a contribution of 10-20% with Invexa or 30-40% directly
☑ Present positive and progressive financial statements
☑ Contact 3-4 different banks via a broker
☑ Consider co-borrowing if partner has a permanent contract
Which banks accept your profile?
Not all French institutions lend to non-residents. Some traditional banks like Crédit Mutuel or Société Générale systematically reject these files by commercial policy. Conversely, others have positioned themselves in this niche and have teams dedicated to expatriates.
Banks open to freelance expatriate profiles include:
Crédit Agricole: accepts non-residents with French income or under French contract
BNP Paribas: has specialized expatriate agencies and an international offer
Caisse d'Épargne: considers files case by case, appreciates domiciliation
BRED Banque Populaire: offers dedicated solutions for non-residents
Banque Transatlantique: historically specialized in international clientele
Specific conditions for freelance expatriates are less favorable than for residents. The maximum loan term is generally capped at 20 years compared to 25 years for residents. Interest rates show an average surcharge of 0.3 to 0.5 points compared to standard rates.
Borrower insurance: a crucial point to negotiate
Borrower insurance often represents 10 to 15% of the total cost of your mortgage. For freelance expatriates, this item can rise even higher if not properly negotiated. Two essential elements to check:
Coverage of your self-employed status. Some guarantees like temporary work incapacity (ITT) or permanent partial disability (IPP) may be limited or excluded for self-employed workers. Ensure the contract covers your specific professional activity and provides a fixed compensation mode (you are indemnified according to the monthly payment) rather than indemnity-based (based on your actual income loss, more complicated to assess for a freelance).
Insurance delegation is your best weapon. Since the Lemoine law, you can freely choose your insurer without going through the bank's insurer. For atypical profiles like yours, specialized insurers (April, Metlife, Cardif, Generali) often offer rates 30 to 50% cheaper than group bank insurance, with guarantees better adapted to expatriates and self-employed workers. A borrower insurance broker can save you several thousand euros over the loan term.
⚠️ Warning: Check the geographical coverage of your insurance. Some contracts exclude zones deemed risky or cap compensations for claims occurring outside France. Your country of residence must be explicitly covered.
Frequently Asked Questions
Can I borrow if my freelance activity is less than 3 years old?
It is possible but very difficult. Some specialized brokers can unlock situations with 2 years of experience if your financial statements are exceptional, if you have a co-borrower on a permanent contract, and if your contribution exceeds 30%. Below 2 years, refusals are almost systematic.
Do online banks lend to expatriates?
No, 100% online banks (Boursorama, Fortuneo, Hello Bank) finance only French tax residents. You must turn to traditional banks with physical branches or to institutions specialized in expatriates.
My spouse is on a permanent contract in France; do I still need to provide my 3 financial statements?
Yes, but their importance in the decision will be minor. The bank will primarily analyze the permanent contract income and use your freelance income as a complement. It's the best possible scenario for an independent expatriate.
Can I borrow for a primary residence if I live abroad?
Technically yes, but banks are very skeptical: how to justify the purchase of a primary residence when your professional life is 8,000 km away? Favor a secondary residence or rental investment project, much more coherent with your situation. If you plan a return to France shortly (1-2 years), document it solidly.
What happens if I change countries while repaying the mortgage?
You must inform your bank and insurer. Moving to a more stable country generally poses no problem. Moving to a less stable or "risky" country may require your insurer to revise conditions or even terminate the contract. Anticipate this type of mobility at the subscription.
Errors to absolutely avoid
❌ Overestimating your borrowing capacity by forgetting that banks deduct your professional expenses and social contributions from your gross income
❌ Presenting an incomplete file that requires endless back-and-forth from abroad
❌ Neglecting the management of your bank accounts: frequent overdrafts and payment incidents kill your file
❌ Applying to 10 banks simultaneously without a broker: you burn your chances, and refusals accumulate in bank files
❌ Ignoring borrower insurance until signing: it's 20-30% of the cost, negotiate it from the start
Your real estate project in France is within reach
Being a freelance expatriate does not mean being excluded from French mortgages. Two elements make all the difference: anticipation and meticulous preparation of your file. By waiting for 3 years of experience, building a solid contribution, and surrounding yourself with professionals who know your specifics, you transform a profile perceived as risky into a bankable file.
The path may seem full of pitfalls, but thousands of freelance expatriates invest in French real estate each year. You are simply an entrepreneur who succeeds internationally: with the right arguments and the proper support, your project will become reality.
Contact Invexa experts for a free analysis of your situation and discover how to obtain optimal financing conditions (10-20% contribution) through our network of specialized expatriate banking partners.
