Are you returning to France after several years abroad and looking to purchase a property? Good news: your return from expatriation can simplify access to a mortgage, provided you plan your steps carefully. From tax status, optimal timing, and documents to prepare, this guide walks you through the process step by step to turn your real estate project into reality.

Context: Every year, thousands of French people return home after an expatriation. According to Service-Public.fr, obtaining a mortgage for non-residents remains challenging, but the situation improves significantly once you are back in France.

In this guide: We explain the differences between expatriate and tax resident status, the best time to borrow, specific banking conditions, and optimization strategies, including the Zero Interest Loan (PTZ) now accessible to returning expatriates.

Returning expatriate vs non-resident: what difference does it make to the bank?

This distinction is crucial for your banking file. Banks do not treat an expatriate abroad and a French person already returned to France the same, even if the return is recent.

The non-resident in the eyes of banks

A non-resident is someone whose tax residence is outside France. Concretely, you are considered a non-resident if you live more than 183 days per year abroad and that your home and economic interests are abroad.

For French banks, this status represents an increased risk:

• Recovery difficulty: impossible to easily seize salaries or properties abroad

• Income in foreign currencies: exchange rate volatility

• Geographical distance: complex communication and time lag

• Foreign documents: translations and certifications required

Result: banks impose stricter conditions with a down payment of 30 to 40% minimum and a rate surcharge of 0.20% to 0.50% compared to residents.

The returning expatriate: a different profile

As soon as you have effectively returned to France, your status gradually changes. You become a French tax resident in the year of your return, according to Service-Public.fr.

Banks particularly appreciate:

• Territorial anchorage: stable residence in France

• Income in euros: elimination of exchange risk

• Access to standard guarantees: mortgage and seizure possible

• Professional trajectory: sign of stability and integration

💡 To remember: Six months after your return, you can even be eligible for the expanded PTZ (Zero Interest Loan) from April 2025, subject to resource caps.

Before or after the return: when is the best time to borrow?

The timing question is strategic. Should you apply for your mortgage from abroad or wait until you are back? The answer depends on your professional situation and your project.

Borrowing before returning: for whom and why?

This option can be justified in certain specific cases:

Advantaged profiles:

• Expatriation contract with a French company (guaranteed return)

• High and stable income for several years

• Substantial personal contribution (25-30% minimum)

• Investment property project (no immediate main residence)

Benefits:

• You secure your property before returning

• Expatriation income is often higher

• You avoid the pressure of post-return search

Drawbacks:

• Stricter banking conditions

• Increased rates of 0.20% to 0.50%

• Longer process (translations, certifications)

• No access to PTZ

⚠️ Attention: Banks fear the income decline upon return. If you earn 6,000€/month in Singapore but plan for 4,000€/month in France, your borrowing capacity will be calculated on the anticipated French income, not on your current expatriate income.

Borrowing after return: the recommended strategy

For most expatriates, waiting until you have returned offers more advantages:

Facilitated conditions:

• Standard rates without expatriate surcharge

• Reduced down payment to 10-20% with Invexa's banking partners (vs 30-40% directly)

• Access to assistance such as PTZ after 6 months

• French documents (no translation)

• Accelerated file processing

Steps to anticipate before returning:

• Maintain or reopen a bank account in France

• Gather your translated expatriation documents

• Prepare your foreign tax notices

• Secure your job offer in France

✅ Good to know: Banks grant mortgages from the first month back if you present a French CDI, stable income, and a down payment of 15-20%. The support of a specialized broker like Invexa allows you to obtain optimal conditions as soon as you arrive.

The specific case of the civil servant

State civil servants on mission abroad retain their status and are paid by the French State. Banks consider them secure profiles, but be aware: the expatriation remuneration (bonuses, allowances) will not be maintained upon return. The income considered will be those of your grade in mainland France.

Banking conditions for returning expatriates

Banks apply adapted evaluation criteria when you return from expatriation. Understanding these requirements allows you to prepare a solid file and anticipate requests.

Evaluation of your professional stability

First criterion examined: your new French contract. Institutions prioritize:

• CDI with trial period validated (ideally 3 months minimum)

• Recognized company or large French multinational

• Stable sector (avoid startups in the fundraising phase)

• Overall professional seniority of at least 2 years in your field

Banks calculate your borrowing capacity on your French income, not your former expatriation income. If you earned 8,000€/month in Dubai but return with a salary of 4,500€/month in France, your financing will be based on this amount.

Personal contribution and debt ratio

The personal contribution is often the main obstacle for returning expatriates. Traditional banks generally require 30 to 40% of the acquisition price for non-resident profiles, which is a major hindrance.

Good news: Thanks to Invexa's specialized banking partners, you can get much more advantageous conditions, comparable to French residents:

Contribution negotiated by Invexa:

• 10 to 20% for a main residence or rental investment

• Notary fees included in the contribution (around 7-8% in old properties)

• Optimized conditions thanks to agreements with partner banks

This difference is considerable: with a property of 300,000€, a contribution of 15% (45,000€) instead of 35% (105,000€) represents a savings of 60,000€ to be mobilized immediately.

Debt ratio: The ceiling remains set at 33% of your net monthly income. Banks examine your bank statements of the last 12 months (against 3 months for a typical resident) to check:

• Absence of payment incidents or overdrafts

• Healthy management of your savings

• Regularity of your income

💡 To remember: A specialized broker like Invexa can save you 6 to 12 months on your project and halve the required contribution compared to traditional banks. This expertise makes all the difference for expatriate profiles.

Loan guarantees and borrower insurance

Real guarantees (mortgage or IPPD - Inscription de Privilège de Prêteur de Deniers) remain mandatory, like any mortgage in France.

Borrower insurance is a particular point of attention. Its cost varies according to:

• Your country of residence during expatriation

• Your age and health status

• The duration of your stay abroad

Some insurers temporarily exclude guarantees if you have resided in countries with health risks. To optimize this expense, consult our dedicated guide: Expatriate Borrower Insurance: Complete Guide 2025.

Banking partners for returning expatriates

Not all establishments are equal. Here are the most favorable banks for returning expatriates:

Online banks generally refuse expatriate files, even upon return, due to the inability to verify your recent French history.

⚠️ Attention: Conditions vary considerably from one bank to another for expatriate profiles. Without specific expertise, you risk being subjected to much less favorable conditions. Invexa's banking partners have full knowledge of expatriate files and accept contributions of 10-20%, which is 2 to 3 times less than traditional banks directly.

Documents and procedures for a mortgage upon returning to France

Compiling a complete file avoids back-and-forth and accelerates the processing of your request. Here is the comprehensive list of documents to prepare.

Identity and personal situation documents

Required:

• Valid ID (national identity card or passport)

• Proof of residence in France less than 3 months old (energy bill, rent receipt)

• Family record book and marriage contract if applicable

• French tax residence certificate (available on impots.gouv.fr after declaration)

Professional and income justifications

For your French employment:

• Signed French employment contract (CDI strongly preferred)

• Last 3 French pay slips (if you have already started working)

• Job offer if you have not yet started

For your past expatriation:

• Foreign employment contract with certified translation

• Last 12 payslips from your job abroad

• Employer certificate specifying the dates and nature of your expatriation

• Tax notices from the country of residence for the last 2 years (translated and apostilled)

✅ Good to know: According to Service-Public.fr, you must declare your French and foreign income the year of your return. Keep all your tax justifications for at least 3 years.

Bank and asset justifications

Accounts and savings:

• Last 3 months of French bank statements

• Last 12 months of foreign bank statements

• Savings certificates (savings accounts, life insurance, PEA)

Existing assets:

• Property titles of owned real estates

• Appraisals of foreign real estate

• Amortization tables for ongoing loans

Declaration of foreign accounts: ⚠️ Legal obligation: You must declare to the tax authorities all your accounts opened, held, or closed abroad. Failure to declare incurs a fine of 1,500€ per account (10,000€ for non-cooperative countries).

Documents related to the real estate project

For your purchase:

• Sales agreement or signed purchase promise

• Obligatory real estate diagnostics

• Detailed property description (surface, number of rooms, condition)

For a rental investment:

• Rental yield study of the area

• Simulation of expected rental income

• Envisioned legal status (naked rental, furnished, LMNP)

Processing times: how long to plan?

Realistic timetable:

• File compilation: 2 to 4 weeks

• Bank instruction: 3 to 6 weeks (vs 2-3 weeks for a typical resident)

• Issuance of the loan offer: 1 week

• Legal withdrawal period: 10 days

Total: Count 2 to 3 months between your first request and the release of funds. Plan ahead by starting your steps as soon as you arrive in France.

Pitfalls to avoid when returning from expatriation

Error #1: Not keeping a French bank account

Many expatriates close all their French accounts when they leave. Big mistake: on your return, banks examine your French banking history over 12 months. Without an active account, you have no history to present, which complicates your file considerably.

Solution: Keep an account with regular transactions (automatic transfers, monthly savings) throughout your expatriation.

Error #2: Waiting to be in France to translate your documents

Certified translations take time (2 to 4 weeks) and are expensive if done in an emergency. Moreover, some documents require an apostille, which can only be obtained in the country of origin.

Solution: Have your main documents translated and apostilled (employment contract, payslips, tax notices) before your return, while you are still there.

Error #3: Underestimating the impact of income decline

Do you earn 7,000€/month in Dubai net of taxes and think you can borrow on this basis? Banks calculate your capacity on your future French income, often much lower once French social charges and taxes are applied.

Solution: Simulate precisely your net French salary and adjust your purchase budget accordingly. A gross salary of 60,000€ in France only gives about 3,750€ net monthly.

Error #4: Forgetting to declare your foreign accounts

This is the most costly mistake: 1,500€ fine per undeclared account (10,000€ for blacklisted countries). This obligation applies even to accounts closed during the year.

Solution: Fill out form n°3916 during your tax declaration the year of your return. Do not forget any account, including savings accounts or joint accounts.

Error #5: Launching without a specialized expatriate broker

Directly soliciting banks without expertise in the expatriate market often leads to refusals or very unfavorable conditions. Ordinary banking advisors do not master the specifics of expatriate files.

Solution: Use an expert broker in international profiles like Invexa, who knows the banks that accept expatriate files and can negotiate contributions of 10-20% instead of 30-40%.

Optimizing your financing: aids and strategies for returning expatriates

Your return from expatriation entitles you to several advantageous schemes, provided certain conditions are met and your project is well-structured.

The PTZ for returning expatriates: 2025 news

Since April 1, 2025, the Zero Interest Loan has been expanded to the whole of France for the purchase of new properties. Excellent news: Expats who have returned to France for at least 6 months are eligible, subject to income limits.

Eligibility conditions:

• Returned to France for at least 6 months

• Purchase a main residence (new or in VEFA)

• Respect income ceilings according to the geographical zone

• Not have owned a main residence in the last 2 years

PTZ amount: The PTZ can finance up to 40% of the total cost of the operation in tight zones (zones A and A bis), and 20 to 30% in other zones. It is repayable without interest over 20 to 25 years.

Important clarification: Since May 2025, French-source income received during expatriation (rent, dividends) can be included in the PTZ eligibility calculation, offering more flexibility to expatriate investors.

To delve into the general conditions of access to a mortgage for expatriates, consult our article: French Expatriate Mortgage: Complete Guide 2025.

Optimizing your contribution with tax-exempt donations

Family donations are a powerful lever to strengthen your contribution:

• 100,000€ per parent and child every 15 years (tax exemption)

• 31,865€ additional for the purchase of a main residence (before donor's 80th birthday)

Optimal strategy: A couple returning from expatriation can receive up to 300,000€ in tax-exempt donations from their respective parents, significantly reducing the need for bank financing.

The key role of the specialized expatriate broker

Using an expert broker in expatriate profiles like Invexa multiplies your chances of getting the best conditions:

Concrete advantages:

• Access to partner banks that accept returning expatriate files

• Negotiation of preferential rates (savings of 0.10% to 0.30% on the rate)

• Reduced contribution to 10-20% instead of 30-40% directly

• Optimized file compilation: no unnecessary back-and-forth

• Personalized support: insurance, guarantees, schedule

Practical case: Sophie and Marc, return from Singapore

Sophie and Marc return to France after 5 years in Singapore. They earned 12,000€/month together abroad but find French salaries totaling 7,500€/month net.

Their situation:

• Savings accumulated: 80,000€

• Project: 3-room apartment in Lyon (350,000€)

• French CDIs signed before returning

Traditional approach (without a broker):

• Required contribution: 35% or 122,500€ → impossible with 80,000€

• Proposed rate: 3.50% (expatriate surcharge)

• Result: bank refusal

With Invexa's support:

• Negotiated contribution: 15% or 52,500€ (notary fees included)

• Obtained rate: 3.10% (no surcharge)

• PTZ accessible after 6 months: 35,000€ additional

• Result: financing obtained in 6 weeks

This difference illustrates the importance of specialized support for expatriate profiles.

📋 Final checklist before applying for a mortgage:

• ✅ Maintain an active bank account in France during expatriation

• ✅ Translate and apostille foreign documents before returning

• ✅ Secure a French CDI with at least 3 months of validated trial period

• ✅ Declare all your foreign accounts to the tax administration

• ✅ Wait 6 months after return to benefit from the PTZ if eligible

• ✅ Compare bank offers through a specialized broker like Invexa

• ✅ Create a contribution of at least 10-20% (including notary fees)

• ✅ Prepare 12 months of French and foreign bank statements

Your return to France, a real estate opportunity

Obtaining a mortgage on your return from expatriation is not a herculean task if you prepare adequately. Favor borrowing after your effective arrival in France to benefit from optimal conditions and aids like the PTZ.

Two key points to remember: Prepare your file in advance by maintaining an active French account and translating your documents before returning. Get supported by an expert in expatriate profiles to maximize your acceptance chances and halve the required contribution.

At Invexa, we assist French people returning from expatriation with their real estate project through financing solutions tailored to your international profile. Our banking partners accept contributions of 10-20%, comparable to those of French residents. Your expatriation is not a hindrance: it is an asset for partner banks.

Ready to realize your project? Your return to France is the right time to invest in real estate.