Financing a luxury property in France or Monaco has always been a specialist pursuit — and in 2025, the complexity has only increased. High-net-worth (HNW) clients are still drawn to the Riviera’s glamour, the Côte d’Azur’s sun, and the tax efficiency of the Principality, but lenders now take a more strategic and selective approach.
Whether you’re a UK resident purchasing a pied-à-terre in Cap-Ferrat, a global entrepreneur acquiring a villa in Mougins, or an investor relocating to Monaco, understanding how cross-border lending works has never been more crucial.
At Willow Private Finance, we regularly help clients navigate the intricacies of French and Monégasque lending. From liaising with private banks to aligning with local notaires, our role is to bring structure, clarity, and speed to what can otherwise be a frustratingly opaque process.
For broader context, see our recent pieces on Navigating French Property Finance as a Brit and High Net Worth Mortgages in 2025.
France and Monaco remain two of Europe’s most desirable luxury property markets — but they are evolving in distinct ways.
In France, stabilising interest rates have reignited demand in regions such as Provence, the Côte d’Azur, and Paris’s Golden Triangle. International buyers are returning, supported by private banks offering competitive euro-denominated lending. However, stricter energy performance requirements and fiscal transparency rules mean transactions take longer and require tighter compliance.
Monaco, meanwhile, continues to defy global trends. Despite limited land supply, ultra-prime prices remain buoyant, and the city-state’s appeal as a secure, low-tax environment ensures liquidity at the top end. Most Monégasque purchases are all-cash, but private banks still play a pivotal role in structuring credit facilities against global assets or securities portfolios.
Cross-border property lending connects two financial systems — the borrower’s home jurisdiction and the property’s local lending market. In 2025, this often means a UK or Swiss-based client financing French or Monégasque assets via private banks in Geneva, Luxembourg, or Paris.
Key elements include:
For borrowers, the goal is to create a facility that aligns with personal wealth management objectives — not just a property purchase.
Private banks have regained confidence in 2025, but their lending criteria are more refined. Relationship strength and portfolio visibility remain central.
A typical private bank loan for a luxury French or Monégasque property will feature:
For ultra-prime clients, banks may offer securities-backed lending (SBL) alongside mortgage finance — using global investment portfolios as collateral for liquidity.
One of the biggest challenges in cross-border property finance lies in aligning the legal and tax frameworks of both jurisdictions.
In France, property purchases are governed by notarial law, and all mortgages must be registered by a notaire. The notaire ensures compliance with land registry formalities, taxes (including frais de notaire), and ownership structure — which may involve SCI companies or trusts.
Monaco, while independent, mirrors much of French legal practice but offers a different fiscal environment. There is no capital gains tax for residents, and succession planning is often structured via Monegasque holding entities.
For UK residents, post-Brexit complexities persist — particularly around fiscal residency, inheritance, and cross-border wealth declarations. Partnering with an experienced broker and tax adviser ensures that financing aligns with broader estate and wealth strategies.
At Willow Private Finance, we mitigate these issues by pre-qualifying clients with banks most aligned to their profile, ensuring documentation is fully packaged before submission.
In 2025, the most successful transactions combine multiple layers of finance and strategy. Examples include:
Willow coordinates all parties — private banks, lawyers, tax advisers, and notaires — to ensure smooth execution and lender confidence.
The French Riviera and Monaco are expected to remain resilient, supported by global HNW migration, limited supply, and lifestyle appeal.
Private banks are increasingly offering relationship-based pricing, rewarding clients who consolidate assets under management (AUM) with preferential lending terms. ESG considerations are also shaping lender decisions, with “green” renovations and energy-efficient villas commanding stronger terms.
Over the next few years, we expect to see:
For clients, it’s an opportune time to explore financing options — provided you approach the process strategically.
Willow Private Finance works closely with private banks in London, Monaco, Geneva, and Luxembourg to structure cross-border loans for HNW and UHNW clients.
Whether you’re buying in Cannes, Courchevel, or Monte Carlo, our expertise ensures you access the most suitable lending partner, structure your application correctly, and negotiate optimal terms.
We understand the nuances of European private banking, from liquidity management to fiscal structuring, ensuring every case is packaged to meet lender expectations.
Q1: Can UK residents still get mortgages in France or Monaco in 2025?
A: Yes. Many private banks continue to lend to UK residents, provided full documentation and proof of income or assets are available.
Q2: What is the typical LTV for luxury property finance in France or Monaco?
A: Most lenders offer between 50–70% LTV depending on relationship size, liquidity, and asset strength.
Q3: Can I borrow in sterling for a French property?
A: Some banks offer multi-currency loans, but euro-denominated facilities remain most common. Currency hedging can manage FX risk.
Q4: How long does cross-border mortgage approval take?
A: Expect 6–10 weeks, as both the lender and notaire must complete due diligence and legal checks.
Q5: Is Monaco still a tax haven for property owners?
A: Monaco remains tax-efficient for residents, though international disclosure requirements apply. Proper structuring is essential.
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About the Author
Wesley Ranger is the Director of Willow Private Finance and has over 20 years of experience structuring international property finance. He specialises in private bank and cross-border lending for high-net-worth clients across the UK, France, and Monaco. Wesley’s experience enables clients to secure tailored facilities that align with their wider wealth and tax planning objectives.
Important Notice
This article is for general information purposes only and does not constitute personal financial advice. Lending criteria, product availability, and tax implications depend on your personal circumstances and may change at any time.
Always seek specialist advice before entering into any financial arrangement or cross-border transaction.
Willow Private Finance Ltd is authorised and regulated by the Financial Conduct Authority (FCA No. 588422). Registered in England and Wales.
