There is no legal age limit for a French mortgage. French banks accept pension income, and retirees living abroad can borrow on the same legal terms as anyone else. The term shrinks with age, because banks commonly want the loan repaid by 75, and some lenders by 80 or 85. Borrower insurance costs more after 60, and that cost counts in both the 35% ceiling and the all-in rate, which must stay under the legal cap. A shorter term, a larger deposit or a private bank loan can fill the gap.
Pension income counts
A pension is regular income, and French banks treat it as such. State, occupational and private pensions all count, along with annuities. Investment income can help too when it is regular and documented over several years.
The same 35% ceiling applies: all your loan repayments, including borrower insurance and any loan at home, may not exceed 35% of net household income. A pension paid in pounds or dollars is converted cautiously, as any foreign income would be.
Age and the length of the loan
There is no legal age limit for borrowing in France. Banks set their own: many want the loan repaid by 75, and some lend until 80 or 85 depending on your profile. At 68, a bank that stops at 80 would offer 12 years at most.
A shorter term means a higher monthly repayment, which then has to fit inside the 35% ceiling. The legal rate cap is also lower for shorter loans: 4.09% under 10 years and 4.68% from 10 to under 20 years this quarter. Use the calculator to test a few terms.
Borrower insurance after 60
French banks require death and disability cover in practice. No medical questionnaire may be asked when the amount insured is €200,000 or less per person and the loan ends before your 60th birthday. Most retirees fall outside those limits, so expect health questions and possibly a medical. If your health makes cover hard to find, the AERAS convention gives your file a further review when the amount insured is up to €420,000 and the insurance ends before your 71st birthday.
The premium rises with age and counts in the all-in rate (TAEG). If it pushes the TAEG above the cap, the bank cannot lend on those terms. You may choose an insurer other than the bank's with equivalent cover, and an external policy can cost less, if the insurer accepts borrowers who live abroad. Raise any health history early.
When the standard loan falls short
- A shorter term with a larger deposit, so the loan is smaller and the insurance runs for fewer years.
- Assets pledged at a private bank. Above roughly €1 million, private banks lend in exchange for assets placed with them.
- An interest-only (in fine) loan, where you pay interest during the term and repay the capital at the end from savings or investments. Private banks are the main source.
Documents for a retiree's file
- Passport for each borrower and proof of address
- Pension statements or award letters for every pension
- Last two tax returns or tax assessments
- Three to six months of bank statements showing the pensions paid in
- Statements for savings and investments, and for any loan you repay
- Proof of where the deposit comes from
Tell us your age, income and plans in the eligibility check, and we will introduce you to one broker who places retirees' files.
Questions
Is there a maximum age for a French mortgage?
There is no legal age limit. Many banks want the loan repaid by 75, and some lend until 80 or 85, so the term available shrinks as you get older.
Will I need a medical to get a French mortgage after 60?
Possibly. Health questions can only be skipped when the amount insured is €200,000 or less per person and the loan ends before your 60th birthday.
Can I borrow on pension income alone?
Yes. French banks accept pension income, subject to the 35% debt-to-income ceiling and a term that fits your age.