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Financing a home in France, structured before you make the offer.
The art of financing ambitious projects
For international buyers and returning expatriates purchasing a main residence, a second home or a rental property in France. Hyppo assesses your borrowing capacity, structures your case and presents it to the lenders suited to your profile, all the way to the credit committee.
- Realistic borrowing capacity and loan-to-value
- Lenders in scope for your profile
- The points that could block a file
Hyppo in numbers
We structure and finance complex wealth operations for clients whose situation does not fit a bank branch's template. International buyers are one of them.
Who we finance
Your country of residence decides which banks will lend, and on what terms.
Select the profile that matches your situation. The terms below are indicative orders of magnitude, confirmed only after a full assessment.
You are coming home. The bank still treats you as a new client.
French nationality helps with paperwork, not with credit. If your income, assets and banking history are abroad, a branch will struggle to read your file. The right desk reads it in a week.
- Income in GBP, USD, CHF or AED accepted by lenders with international desks; some require a currency match or a safety buffer.
- A return date and a French employment contract or French-based activity materially widen the pool of lenders.
- A property you already own in France can be used as collateral to fund the deposit without repatriating cash.
The widest choice of lenders, provided the file is built the French way.
Belgian, Swiss, German, Luxembourg or Italian residents are the profile French banks know best. The obstacle is rarely eligibility; it is translation: of payslips, of tax returns, of how your assets are held.
- Several French retail banks lend to EU residents on terms close to those offered to French residents.
- Swiss residents: income in CHF is well understood, but each bank applies its own haircut and some cap the loan-to-value.
- Cross-border coordination between notary and bank avoids the delays that cost buyers the property.
It is possible. It is also where most files fail without a specialist.
Since Brexit, UK residents fall into this category. Financing is available, but only through a short list of lenders with an international desk, with a lower loan-to-value and enhanced KYC.
- Expect 50 to 70% loan-to-value and a request to deposit or pledge assets with the lending bank; both are negotiable with the right positioning.
- Documenting the source of funds and source of wealth is the critical path: we prepare it before the bank asks.
- US persons face additional FATCA constraints; few banks will take them on, and we know which.
01 — Financing readiness assessment
A 30-minute call and a short wealth questionnaire. Within 48 business hours, you receive a written view.
- Realistic borrowing capacity and loan-to-value
- Lenders in scope for your profile
- The points that could block a file
02 — Structuring
Ownership structure, amortising or interest-only, pledged assets or cash deposit, income currency, tax residency: each choice changes the bank's answer. We model the options and present a single memorandum.
- Your project
- Our analysis
- Your simulations, side by side
03 — Bank execution
Parallel submissions to the lenders in scope, comparison of offers, negotiation of rate, fees and early-repayment penalties, then coordination with your notary and lawyers until the funds are released.
- Bespoke structuring
- Legal and tax experts involved
- Release of funds by the notary
What we structure
A standard mortgage is rarely the only answer, and sometimes not the best one.
Hyppo is a wealth financing specialist. We look at what you already own before we look at what you want to buy.
Acquisition mortgage
Amortising or interest-only, fixed rate, 10 to 25 years, secured on the French property. The baseline for most primary and second homes.
Asset-backed financing
Financial assets pledged to the lender to raise the loan-to-value or lower the rate, without selling your positions.
Refinancing a property you already own in France
Already own property in France? A mortgage-backed loan on that property can fund the deposit, or even the whole purchase. Hyppo's core expertise.
Rental investment through an SCI
Financing through a French property company (SCI) for unfurnished or furnished lettings or family ownership. Structured with your tax adviser, not instead of them.
Can a non-resident borrow from a French bank?
Yes, but not with every bank, and rarely through a branch. A few banks with an international desk lend to non-residents, usually at a lower loan-to-value and with closer scrutiny of the source of funds, the currency of your income and your existing banking relationship. Our job is to know which desk will say yes to your profile.
What rates should I expect?
Non-resident financing costs more than a standard mortgage. The margin depends on the lender and the collateral provided; a pledged portfolio can bring it down. The assessment gives you a written range for your case.
What is the minimum amount you work with?
For a non-resident, Hyppo seeks a wealth loan: tailored financing, from €1M.
How much can I borrow?
Your borrowing capacity depends on your income and its currency, your country of residence, your deposit and the collateral you can provide: the property you are buying, a property you already own in France, pledged assets. Depending on your profile, the indicative loan-to-value ranges from 50 to 80%. The assessment gives you your realistic borrowing capacity and loan-to-value in writing, before you make an offer.
Should I buy in my own name or through an SCI?
It depends on use (own occupation or letting), on how your country of residence taxes French property companies, and on your succession plans. We model both options for the financing and coordinate with your tax adviser; we do not give tax advice ourselves.
What about French property wealth tax (IFI) and rental income tax?
Non-residents are liable for IFI on their French real estate above the threshold, and debts relating to the property are deductible under conditions. Rental income is taxed in France whatever your residence. The financing structure interacts with both: we flag the interactions, and your tax adviser decides.
How long does it take?
Once the bank file is complete, allow 5 to 7 weeks until the funds are released by the notary for an EU resident, and 8 to 12 weeks for a non-EU resident subject to enhanced KYC. The assessment is designed so the file is complete before the clock starts on the preliminary sale agreement (compromis).
How are you paid?
Through a brokerage fee due only when the loan is signed, disclosed in writing before any submission to a bank. The assessment is free.
Financing readiness assessment
Know your borrowing capacity before you negotiate the price.
Tell us about your project and your situation. A senior adviser comes back to you within 48 business hours with a written view and a proposed call. For non-residents, financing starts at €1M.
Your information is used only to prepare the assessment and is never shared with a lender without your written consent.
Thank you, your request has been received.
A senior adviser will come back to you within 48 business hours.
