Lifetime Mortgage in France: How the Prêt Viager Hypothécaire Works for Expats
The lifetime mortgage is France's equivalent of equity release with no monthly repayments. Since 2025, it is once again available to non-EU nationals including British and American property owners. This guide explains everything in plain English.
What Is a Lifetime Mortgage (Prêt Viager Hypothécaire)?
A lifetime mortgage — known in French as the prêt viager hypothécaire (PVH) — is a loan secured against your property that requires no monthly repayments during your lifetime. It is the French legal framework for what British homeowners know as equity release and Americans call a reverse mortgage.
The concept is simple: you borrow a lump sum based on the value of your French property. Interest accrues over time but you never make a payment. The loan is repaid in full — capital plus interest — only when the property is eventually sold, either by you during your lifetime or by your heirs after your death.
The product was created by French law in 2006 (loi n°2006-1615 du 18 décembre 2006) specifically to help senior homeowners access the wealth locked in their property without selling their home. A critical consumer protection is built into French law: the total debt can never exceed the sale value of the property. Your heirs are protected from negative equity.
For English-speaking expats who own property in France, the lifetime mortgage offers a way to access significant capital without disrupting your living arrangements, without monthly payment obligations, and without needing to navigate the traditional French banking system.
How the Lifetime Mortgage Works
No monthly repayments. No income requirements. The loan is repaid only when the property changes hands.
You Borrow a Lump Sum
Based on your age and property value, you receive a single capital payment. Typical amounts range from 20% to 60% of the property value. The funds are yours to use as you wish — living expenses, healthcare, helping family, home improvements, or clearing debts.
You Stay in Your Home
You continue to live in your property for as long as you wish. There are no monthly repayments. Interest accrues on the loan and is added to the outstanding balance. You remain the legal owner and can maintain, improve, or rent the property.
Repayment on Sale or Death
The loan is repaid when the property is sold — either by you during your lifetime or by your heirs after your death. If the sale price exceeds the debt, the surplus goes to you or your estate. If it falls short, French law protects you: the lender absorbs the loss.
Reopened to Non-EU Nationals: British, American & International Owners
For several years after Brexit, British property owners in France found themselves effectively locked out of the lifetime mortgage market. American, Canadian, Australian, and other non-EU nationals faced similar difficulties. French lenders were reluctant to extend the prêt viager hypothécaire to non-EU citizens due to regulatory uncertainty and compliance concerns.
This has changed. Since late 2024 and into 2025-2026, a combination of regulatory clarification and the emergence of specialist private funding partners has reopened the lifetime mortgage to non-EU nationals. Whether you hold a British, American, Canadian, South African, Australian, or any other passport, you can now access this product provided you own qualifying property in mainland France or Corsica.
This is significant for the estimated 150,000+ British retirees who own property in France, as well as the growing community of American and international property owners along the Côte d'Azur, in the Dordogne, Provence, Brittany, and other popular regions.
Key change for 2025-2026
Non-EU nationals (including post-Brexit British citizens) can now access the lifetime mortgage in France through specialist lenders and private funding partners. No French residency or bank account required. Our team handles the entire process in English and can assess your eligibility within 48 hours.
Eligibility: Who Can Get a Lifetime Mortgage in France?
The requirements are straightforward. No income proof, no French banking history, no credit score check.
Age 65+
You must be at least 65 years old. The older you are, the higher the percentage of property value you can access (up to 60% for borrowers aged 80+).
Property in France
Your property must be located in mainland France or Corsica. Houses, apartments, and villas all qualify. The property must be in reasonable condition.
Min. EUR 150,000
The property must have a current market value of at least EUR 150,000. An independent valuation is carried out as part of the application process.
Any Nationality
French, British, American, Canadian, Australian, South African — any nationality is accepted. Since 2025, non-EU nationals are fully eligible.
What is NOT required
How Much Can You Borrow?
The loan-to-value (LTV) ratio depends primarily on your age. Older borrowers can access a higher percentage because the expected repayment date is closer. Here are typical ranges:
| Your Age | Typical LTV | Example (EUR 400,000 property) |
|---|---|---|
| 65 - 70 | 20 - 30% | EUR 80,000 - 120,000 |
| 70 - 75 | 25 - 35% | EUR 100,000 - 140,000 |
| 75 - 80 | 30 - 45% | EUR 120,000 - 180,000 |
| 80+ | 40 - 60% | EUR 160,000 - 240,000 |
These figures are indicative. The exact amount depends on the property type, location, condition, and current market conditions. An independent valuation is always carried out before any commitment.
Lifetime Mortgage vs. Equity Advance vs. Remortgage
Three ways to release cash from your French property. Which one is right for you?
| Feature | Lifetime Mortgage (PVH) | Equity Advance | Remortgage |
|---|---|---|---|
| Monthly repayments | None | None during 2-year term | Yes, monthly |
| Minimum age | 65 | None | None |
| LTV range | 20-60% | 30-50% | Up to 80% |
| Loan duration | Lifetime (until sale or death) | 2 years | 10-25 years |
| Income proof required | No | No | Yes |
| French bank account | No | No | Yes |
| Credit check | Basic | None | Full |
| FICP-listed owners | Usually refused | Accepted | Refused |
| Speed | 2-3 months | 45 days | 8-12 weeks |
| Non-EU nationals | Yes (since 2025) | Yes | Difficult |
| Best for | Seniors wanting long-term income | Urgent liquidity, credit issues | Standard profiles with income |
Not sure which option suits your situation?
Get Personalised AdviceImportant Considerations Before Taking a Lifetime Mortgage
Interest compounds over time
Because you make no repayments, interest is added to the outstanding balance each year. Over a long period, this means the total amount owed can grow substantially. For example, a EUR 100,000 loan at 5% annual interest would grow to approximately EUR 163,000 after 10 years and EUR 265,000 after 20 years. However, French law ensures the debt can never exceed the property's sale value.
Impact on inheritance
The lifetime mortgage reduces the equity available to your heirs. It is important to discuss this with your family. That said, your heirs always have the option to repay the loan and keep the property. And under French law, any surplus from the sale after repaying the debt belongs to your estate.
Alternative: the equity advance
If you need funds urgently, are under 65, or are FICP-listed, a property-backed equity advance may be more appropriate. This provides 30-50% of your property value in 45 days with a 2-year repayment term and no credit check. It is particularly suited to expats facing credit difficulties or urgent financial situations.
Frequently Asked Questions: Lifetime Mortgage in France
Common questions from English-speaking property owners about the prêt viager hypothécaire.
What is the difference between a lifetime mortgage and a reverse mortgage?
Can British citizens get a lifetime mortgage in France after Brexit?
How much can I borrow with a lifetime mortgage in France?
Are there any monthly repayments with a lifetime mortgage?
What happens to the lifetime mortgage when I die?
Can I get a lifetime mortgage if I am listed on the FICP?
Get Your Free Lifetime Mortgage Assessment
Tell us about your property and situation. An English-speaking advisor will assess your eligibility and contact you within 48 hours. No obligation.
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This guide is for informational purposes. The lifetime mortgage (prêt viager hypothécaire) is available to property owners aged 65+ in mainland France and Corsica. Minimum property value: EUR 150,000. Financement-FICP.fr is a registered financial intermediary (IOBSP/IAS). A lifetime mortgage reduces the equity in your property and may affect your inheritance.