Real estate · Borrowing
Mortgage in France: how to get one in 2026
Getting a French mortgage follows a signposted route and precise rules. We walk through the nine steps (including the ten-day reflection period), the well-known 35% debt-service rule, the deposit, rates and the usury ceiling, guarantees and the PTZ — then you can put figures on all of it with two calculators.
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The route
From simulation to drawdown: nine steps
Between the agreement in principle and the written offer, allow two to four weeks (an indicative market timescale). The step that shapes everything is a statutory one: the ten-day reflection period, which cannot be shortened, before any acceptance.
Define the project and your capacity
Take stock of your budget, your deposit and your borrowing capacity (debt service capped at 35%). A simulation stops you house-hunting out of range.
Find the property and sign the preliminary contract
On signing the compromis de vente or the promesse de vente (the two French preliminary sale contracts), the buyer has a ten-day withdrawal period, separate from the loan. A financing condition precedent (condition suspensive d’obtention de prêt) protects your deposit if the funding falls through.
Assemble and submit the financing file
Gather the documents (identity, payslips, tax assessments, bank statements, proof of deposit, preliminary contract) and submit them to one or more banks, or to a broker who puts those banks in competition.
Obtain the agreement in principle
The bank issues a non-binding pre-approval after a first look at your creditworthiness, subject to the full assessment and to the agreement of the insurer and the guarantor.
Receive the written loan offer
The bank sends a formal loan offer (French Consumer Code, art. L313-24 onwards) setting out the amount, the rate, the TAEG, the insurance, the guarantees and the repayment schedule.
Observe the ten-day reflection period
Once the offer reaches you, you may NOT accept it before a reflection period of 10 calendar days has run out: the count starts the day after it is received.
Accept the offer on the 11th day at the earliest
Acceptance (returning the offer dated and signed) is only possible from the 11th day onwards. The offer stays valid for at least 30 days from the date it is received.
Sign the deed of sale before the notaire
Once the offer is accepted, the sale is formalised by the notaire, who collects the acquisition costs and registers the guarantee (caution, hypothèque or privilège de prêteur de deniers).
Draw down the funds
The bank pays out (in one go for an existing property, in staged drawdowns for an off-plan VEFA purchase). Monthly repayments, insurance included, then begin.
Borrowing capacity
The 35% rule, insurance included
Since 2021, the HCSF (Haut Conseil de stabilité financière, the French financial stability board) has framed how credit is granted. That framework was kept in place, with no loosening, on 3 March 2026 (source: HCSF, decision confirmed — checked 07/2026).
35% maximum
Debt-service ratio capped at 35% of net income, borrower’s insurance included.
25 years maximum
Loan term limited to 25 years, extended to 27 years (with a deferral) for new-build/VEFA and for existing property where works come to ≥ 25% of the operation.
20% of leeway
Banks may depart from the rule on 20% of their quarterly lending: at least 70% of that margin must go to a main residence, of which at least 30% to first-time buyers. That is the lender’s margin, not your right.
Estimate
Your borrowing capacity
We start from your income and your commitments, apply the 35% cap (insurance included), then invert the monthly-payment formula to derive the capital. Everything is worked out in your browser.
Stable net income before income tax: wages, pensions, part of any rental income…
Monthly instalments on your current loans (consumer, car, other property). They count against the 35% cap.
HCSF cap: 35% including borrower’s insurance (confirmed with no easing on 3 March 2026). Editable.
Mid-2026 benchmark (Obs. Crédit Logement/CSA): ~3.34% over 20 years. Update it to match your own loan offer.
Amortisation period. HCSF cap: 25 years (up to 27 years on new-build, or on older property with works worth ≥ 25% of the operation).
%/year on the initial principal (bank group policy ~0.30 to 0.42% in 2026). Included in the 35% cap. Enter 0 to ignore it.
- Amount you can borrow
- 221 628 €
- Over 20 years at 3,34 %, insurance included.
- Interest share of everything repaid
- 82 501 €
- 27,1 %of everything repaid (excluding insurance)
Breakdown of the monthly payment
- Available budget (35 %)
- 1 330 € per month
- Loan instalment
- 1 267 € per month
- Borrower’s insurance
- 63 € per month
- Total monthly payment
- 1 330 € per month
Over the whole term
- Interest cost (240 instalments)
- 82 501 €
- Debt-service ratio reached
- 35,0 %
An estimate, not advice
Indicative estimate, not a contractual offer — the actual terms depend on your own situation and are set by the institution or the tax authority. Check with a professional.
The deposit
No statutory minimum, a requirement each bank sets for itself
No law imposes a minimum deposit, and the HCSF framework does not cover it: it targets debt service and term, not the deposit. Each bank therefore sets its own requirement and weighs it against the rest of your file. What the deposit has to cover is concrete, however: the costs that come on top of the advertised price — transfer duties and the notaire’s fees, the guarantee, the arrangement fee.
No deposit percentage is quoted here: no public source sets a threshold. Have several offers priced, and ask each bank what it requires and what it will agree to fold into the financing.
- What the deposit coversThe costs that come on top of the price: transfer duties and the notaire’s fees, the guarantee, the arrangement fee. The notaire fees calculator prices them separately from the purchase price.
- What it changes for youThe more you put in, the less you borrow: the total cost of interest and insurance falls accordingly. The effect on the rate you are offered depends on each bank — you only see it on priced offers.
- So-called “110%” financingBorrowing the price and the costs: some banks accept it, others do not, depending on their policy of the moment and on your file. It is something to ask for, not to assume.
Rates, the usury ceiling and the TAEG
The real cost is read from the TAEG
Never compare two offers on the headline rate alone. The TAEG (taux annuel effectif global, the French all-in annual percentage rate) bundles the rate, the borrower’s insurance, the arrangement fee and the guarantee fee: it is the figure that must stay below the taux d’usure, and the one to insist on for every proposal.
Average market rates (mid-2026)
| Term | Indicative average rate |
|---|---|
| 15 years | ≈ 3.12% |
| 20 years | ≈ 3.34% |
| 25 years | ≈ 3.37% |
Source: Observatoire Crédit Logement/CSA, May 2026 (averages, excluding insurance). Indicative at that date and liable to move every month — checked 07/2026. The strongest profiles get slightly less; broker barometers (July 2026) show around 3.17 / 3.31 / 3.42%.
Taux d’usure (Q3 2026)
The taux d’usure is the maximum legal TAEG a lender may charge; it protects the borrower.
| Category | Maximum TAEG |
|---|---|
| Fixed rate, under 10 years | 4.07% |
| 10 to under 20 years | 4.57% |
| 20 years and over | 5.29% |
| Variable rate | 5.28% |
| Bridging loan (prêt-relais) | 6.39% |
Source: Banque de France, thresholds in force from 01/07 to 30/09/2026 (notice of 26/06/2026). Set each quarter — to be replaced with the current quarter. Checked 07/2026.
Estimate
Your monthly repayment
Amount, rate, term and insurance: the monthly payment, the interest cost and the amortisation schedule are worked out live. The TAEG shown is approximate — it does not replace the legal TAEG on your own offer.
Principal financed by the bank, excluding your down payment.
Loan rate (excluding insurance). 2026 market benchmark ≈ 3.3% over 20 years.
Repayment period (HCSF cap: 25 years, 27 years where works are involved).
Annual rate of the insurance. 2026 benchmark: bank group policy ≈ 0.30–0.42%, external policy ≈ 0.10–0.20%.
- Total monthly payment (1st instalment)
- 1 216,59 €
- Loan + insurance, flat over the whole term.
Breakdown of the monthly payment
- Loan instalment
- 1 159,92 €
- Insurance (flat)
- 56,67 €
- Over 240 instalments
- 20 years
Total cost of the loan
- Interest cost
- 78 381 €
- Insurance cost
- 13 600 €
- Total cost (interest + insurance)
- 91 981 €
- Everything repaid (principal included)
- 291 981 €
- Approximate all-in annual rate
- 4,12 %
Amortisation summary (by year)
| Year | Principal | Interest | Insurance | Outstanding |
|---|---|---|---|---|
| 1 | 7 031 € | 6 888 € | 680 € | 192 969 € |
| 2 | 7 281 € | 6 638 € | 680 € | 185 688 € |
| 3 | 7 540 € | 6 379 € | 680 € | 178 148 € |
| 4 | 7 808 € | 6 111 € | 680 € | 170 339 € |
| 5 | 8 086 € | 5 833 € | 680 € | 162 253 € |
| 6 | 8 374 € | 5 545 € | 680 € | 153 879 € |
| 7 | 8 671 € | 5 248 € | 680 € | 145 208 € |
| 8 | 8 980 € | 4 939 € | 680 € | 136 228 € |
| 9 | 9 299 € | 4 620 € | 680 € | 126 929 € |
| 10 | 9 630 € | 4 289 € | 680 € | 117 299 € |
| 11 | 9 973 € | 3 946 € | 680 € | 107 326 € |
| 12 | 10 327 € | 3 592 € | 680 € | 96 999 € |
| 13 | 10 695 € | 3 224 € | 680 € | 86 304 € |
| 14 | 11 075 € | 2 844 € | 680 € | 75 230 € |
| 15 | 11 469 € | 2 450 € | 680 € | 63 761 € |
| 16 | 11 877 € | 2 042 € | 680 € | 51 884 € |
| 17 | 12 299 € | 1 620 € | 680 € | 39 585 € |
| 18 | 12 737 € | 1 182 € | 680 € | 26 848 € |
| 19 | 13 190 € | 729 € | 680 € | 13 659 € |
| 20 | 13 659 € | 260 € | 680 € | 0 € |
An estimate, not advice
Indicative estimate, not a contractual offer — the actual terms depend on your own situation and are set by the institution or the tax authority. Check with a professional.
Indicative estimate, not a contractual offer. The “approximate all-in annual rate” is not the statutory TAEG (the French legally defined annual percentage rate): it includes neither arrangement fees, nor guarantee fees, nor any other regulated ancillary cost. Only the bank’s own loan offer is binding.
Your file deserves more than one offer
The TAEG, the insurance and the guarantee fees vary from one lender to another for the very same profile. Put several of them in competition before you sign.
Guarantees
Caution, hypothèque or lender’s statutory lien
Every bank requires a guarantee to protect itself against default. You take only one; its cost (broadly ~0.75% to 1.5% of the capital) and its flexibility on resale differ.
The most common
Caution from a guarantee company
Crédit Logement or CAMCA, for instance. No notarial deed, no release fee on resale, and a partial refund is possible at the end of the loan. Indicative cost ~0.75% of the capital and a flat fee.
Existing property only
Privilège de prêteur (IPPD)
The lender’s special statutory lien: cheaper than a conventional hypothèque, but reserved for existing property (new-build and VEFA are excluded). Notarial deed, release fees if you resell early.
Universal
Conventional hypothèque
Usable everywhere, including new-build and VEFA. Notarial deed, land registration tax, release fees on resale, and never refunded. Generally the most expensive option.
Indicative market costs (broker and comparison-site sources), not regulated: the ranges may vary with the provider and the amount — checked 07/2026.
Financing support
The PTZ and the loans you can stack
Several top-up loans can bring down the cost of your purchase. They come on top of the main loan, never on their own.
The PTZ (prêt à taux zéro)
A state loan with no interest and no arrangement fee, reserved for first-time buyers (not having owned your main residence in the past 2 years), subject to income ceilings (the N-2 reference taxable income). Since 1 April 2025 the new-build PTZ has been reinstated across the whole country (flats and houses), and runs until 31 December 2027. It funds part of the operation: up to 50% in a block of flats, from 10% to 30% for a detached house depending on the income band. The PTZ for existing property remains possible in zones B2/C with works amounting to at least 25% of the total cost.
Scale, zoning and ceilings should be re-checked on service-public.gouv.fr (the PTZ page) when you apply: the scheme can change by decree or in the annual budget act — checked 07/2026.
Prêt Accession Sociale (PAS)
Subject to income conditions; opens entitlement to APL accession (the French housing benefit for buyers) and can fund the whole operation. Reduced guarantee fees.
Prêt Action Logement
A reduced-rate loan offered through your employer (private sector, above a headcount threshold), on top of the main loan.
Prêt Épargne Logement (PEL/CEL)
A loan entitlement earned through your plan or compte épargne logement, at a rate fixed when it was opened. Amount and rate depend on the interest accrued.
Where to apply
Which bank should you ask?
Branch banks (which often require your salary to be paid into an account with them), online banks that are sometimes sharper on strong profiles, or a broker who puts lenders in competition: ask for several offers and use your right to an outside insurance policy (loi Lemoine — the French act allowing you to change borrower’s insurance at any time).
Frequently asked questions
Your questions about French mortgages
How much can I borrow under the 35% rule?
Your maximum monthly payment (loan and borrower’s insurance) cannot exceed 35% of your net income, once your existing loans have been deducted. The capital you can borrow follows from that, given the rate and the term (25 years at most). The borrowing capacity calculator above applies this rule: it is an estimate, and the final decision rests with the bank.
How much deposit do you need for a French mortgage in 2026?
No law sets a legal minimum, and the HCSF framework does not cover the deposit: it targets the debt-service ratio (35% of net income, insurance included) and the loan term (25 years). Each bank therefore sets its own requirement and weighs it against the rest of your file: income stability, savings left after the purchase, how your accounts are run. What the deposit is there to cover is concrete, however: the costs that come on top of the advertised price — transfer duties and the notaire’s fees, the guarantee, the arrangement fee. What each lender will fold into the financing is something to ask offer by offer, rather than aiming at a percentage.
What is the ten-day reflection period on a loan offer?
Once a mortgage offer reaches you, you cannot accept it before a reflection period of 10 calendar days has run out. The count starts the day after it is received: acceptance, by returning the offer dated and signed, is only possible from the 11th day onwards. The offer stays valid for at least 30 days (French Consumer Code, art. L313-24 onwards).
Caution or hypothèque: which guarantee should you choose?
A caution from a guarantee company (Crédit Logement, for instance) is the most common: no notarial deed, no release fee on resale, and a partial refund is possible at the end of the loan. The hypothèque and the privilège de prêteur de deniers (a special statutory lien reserved for existing property) both go through the notaire, cost release fees if you resell early, and are never refunded. The bank has the last word on the guarantee it requires.
Can I combine a PTZ with my mortgage?
Yes. The prêt à taux zéro (PTZ) is a state-subsidised, interest-free loan reserved for first-time buyers financing their main residence; it always comes on top of a main loan, never on its own. It can also be combined with other subsidised loans (Prêt Accession Sociale, Prêt Action Logement, Prêt Épargne Logement). The scale and the zoning should be checked on service-public.gouv.fr when you apply.
Going further
What comes next in your project
- Optimising your loanBorrower’s insurance (loi Lemoine), renegotiation and refinancing: the first lever for savings.
- Buying your main residenceNotaire fees, the PTZ, capital gains exemption: the rules specific to a main residence.
- Investing in rental propertyGross, net and net-net yield, location, unfurnished or furnished: doing the maths before you buy.
- Rental taxationMicro-foncier, régime réel, LMNP, déficit foncier: property never falls under the PFU.
- The 8 calculatorsCapacity, monthly payment, notaire fees, yield, renegotiation, works, taxation, capital gains.
- Investing without managing a propertySCPI and crowdfunding: exposure to property without a loan or tenants to manage.