Self-employed mortgage in France
Being your own boss does not stop you borrowing in France, even from abroad. Banks simply read your file differently: they look at your accounts over time rather than a payslip. Here is what they want to see, and how a non-resident self-employed buyer can present a strong case.
General information. This is not an offer of credit or personalised advice, and no rate is guaranteed. Yann Nachtrieb, registered mortgage broker (COBSP) and insurance broker (COA), and financial investment adviser (CIF), ORIAS no. 26009903.
What banks look at
For a self-employed applicant or a company director, French banks focus on the stability and trend of your income over the last two to three years, read from your accounts and tax returns. Steady or rising profits reassure; a single strong year after a weak one is read with caution. They also look at how you draw income, between salary and dividends, and at the health of the business.
The 35% debt-to-income rule still applies, but what counts as "income" is assessed from your averaged, evidenced figures.
The non-resident layer
If you also live abroad, two things combine: the usual non-resident deposit, often 20 to 30% for a non-EU buyer, and the extra documentation to translate your business accounts and tax position from your country of residence. It is more paperwork, not a wall. Banks lend to overseas business owners every year.
The key is anticipation: a complete, well-presented file prepared in advance avoids the back-and-forth that slows self-employed cases.
Self-employed file at a glance
| Point | Typical benchmark |
|---|---|
| Accounts | Usually 2 to 3 years |
| Income read | Averaged, trend matters |
| Debt-to-income cap | around 35% |
| Deposit (non-EU non-resident) | often 20 to 30% |
| Documents | Accounts and tax returns, often translated |
General, indicative benchmarks that vary by bank and profile. No acceptance or rate is guaranteed.
How to present your income
Two business owners with the same figures can get different answers depending on how the file is framed. Explaining a dip, showing recurring contracts, presenting salary and dividends clearly, all of this moves a bank. A broker who understands both self-employed accounts and non-resident rules knows which lender will be comfortable with your profile, and how to tell your story.
Frequently asked questions
How many years of accounts do I need?
Usually two to three years, so the bank can read a trend. A very new business is harder to finance, though not always impossible with a strong deposit and profile.
Do dividends count as income?
They can, especially if regular, alongside salary. How the mix is treated varies by bank, which is why presenting it clearly and comparing lenders matters.
Is it harder as a non-resident?
It means a larger deposit and more documents to translate, but French banks do lend to overseas self-employed buyers. Anticipating the file is what keeps it on track.
Let’s build your case.
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