What is a mortgage for foreigner and non-resident in China ?
In China, a mortgage for foreign non-resident is defined by a home loan that foreign nationals without Chinese residency status can apply for when purchasing property in China; unlike Chinese citizens or permanent residents, non-residents face stricter rules to obtain mortgage financing.
Mortgage terms for foreign non-residents in China are usually stricter than those for locals, down payments are higher, often starting at 30%–50% of the property value, compared to 20% for Chinese citizens; interest rates also tend to be less favorable, with additional bank fees and foreign exchange considerations.
Is it possible for a non-Chinese and non-resident in China to get a mortgage ?
Yes — it is possible for a non-Chinese and non-resident to obtain a mortgage in China, but it is highly restricted, requires strict conditions, and has become much harder in recent years due to government regulations on foreign property ownership.
In principle, Chinese law allows foreign individuals (non-Chinese citizens) to purchase property and apply for mortgages, but usually only if they can prove they have lived or worked in China for at least one year.
Non-residents—people who do not live, study, or work in China—generally cannot qualify for a standard mortgage, as banks require proof of stable income within China and residence status to mitigate risk.
Which Chinese banks and alternative lenders provide with mortgages to foreigners and non-resident in China ?
List of lenders in China that may provide mortgages to foreigners or non-residents, including both mainstream banks and alternative channels:
1. HSBC Bank (China)
HSBC (China) offers mortgage products (for example, Green Mortgages) and explicitly states that they provide services “whether you are a PRC resident or not.” This implies they may consider mortgage applications from non-residents, though eligibility likely hinges on sufficient documentation such as proof of income, residence, and creditworthiness.
hsbc.com.cn
2. UOB (China) Limited
United Overseas Bank offers home mortgage loans to foreign passport holders, including individuals from Hong Kong, Macau, or Taiwan. Their program appears open to certain categories of foreigners, provided they meet documentation and income requirements.
uobchina.com.cn
3. ICBC (Industrial and Commercial Bank of China) – U.S. Branch
Although ICBC in Mainland China typically requires residency, its U.S. branches offer “portfolio mortgage programs” available to U.S.-based citizens, permanent residents, and non-residents. This suggests ICBC may cater to foreign buyers via their international channels rather than through domestic Chinese branches.
icbc-us.com
4. Major State-Owned Banks (e.g., CCB, Bank of Communications)
Banks such as China Construction Bank or the Bank of Communications are among the major mortgage lenders in China. While not specifically confirmed, these institutions often impose strict residency and work-history requirements for foreign borrowers. Realistic pathway still requires at least one year of Chinese residency or other qualifying credentials—few exceptions exist.
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