Real Estate Financing in France: A Closer Look at Loan-to-Value Ratios

When considering the acquisition of property in France, understanding the intricacies of Loan-to-Value (LTV) ratios is crucial. An LTV ratio, which measures the relationship between the loan amount and the appraised value of the property, is a pivotal aspect of real estate financing. This ratio not only affects the terms of financing but also the accessibility of loans for both residents and non-residents seeking to purchase French property.

LTV Ratios and Mortgage Debt in France

The LTV ratio is often used to assess the risk of mortgage debt, as it reflects the portion of a property that is financed by a loan. According to Banque de France, while high LTVs are usually associated with increased risk, the reality is more nuanced. For instance, households with LTV ratios over 110% are often high-income earners, thus mitigating the perceived risk. These high ratios may sometimes reflect a decrease in property values rather than an over-leveraged purchase​​.

LTV Ratios for Non-Residents and Expats

For non-residents in France, including UK buyers post-Brexit, the typical LTV ratio offered by lenders ranges from 70-80%, although some lenders may restrict this to 50% for non-EU nationals. EU nationals, including British citizens, can access LTVs of up to 85%, but a 90% LTV is usually reserved for French tax residents​3​.

Mortgage Interest Rates and Approval Process

France’s appeal as a destination for property investment is further enhanced by its low mortgage interest rates, historically dipping as low as 0.9%. These rates are subject to variation based on several factors, including the LTV ratio, mortgage type, and the applicant’s residency status​4​.

The French mortgage approval process is distinctive in that it doesn’t rely on credit checks as much as on the applicant’s financial situation, particularly the debt-to-income ratio. This ratio must not exceed 35% of the household income to qualify for a mortgage​.

High LTVs with strings attached…

Many lenders will be happy to consider higher LTV mortgage plans as long as the borrower (sometimes up to 100%) is willing to deposit funds in a saving or investment account openened with the lender. Funds deposited with the lender will not necessarily need to be pledged.

Mortgage-Related Fees

In addition to interest rates, buyers must be mindful of various mortgage-related fees, which can include setup fees, arrangement fees, valuation survey fees, and notary fees. These can amount to approximately 7-10% of the property purchase price, contributing to the overall cost of obtaining a mortgage in France​​.


Understanding the LTV ratio is key to navigating the French real estate financing landscape. Whether one is a resident or an expat, the LTV ratio influences the terms of financing and can dictate the feasibility of a property investment in France. It is imperative for potential buyers to carefully evaluate their financing options, keeping in mind the additional requirements and fees that may apply, especially for non-residents. With thorough planning and a comprehensive understanding of these financial intricacies, investors can confidently step into the French real estate market.

Please Note: This article is for informational purposes only and does not constitute legal or financial advice. Always consult with a qualified professional when making decisions related to your personal finances or legal obligations.