France Mortgage Calculator

Your borrowing capacity is governed by the Haut Conseil de Stabilité Financière (HCSF), which imposes strict macroprudential limits.

Your total monthly debt repayments—including your new mortgage, existing car loans, consumer credit, and mandatory mortgage insurance (assurance emprunteur)—cannot exceed 35% of your net household income.

The maximum legal term for a mortgage in France is 25 years. This can be extended to 27 years only if you are purchasing a new-build property off-plan (VEFA) or making substantial renovations that exceed 25% of the total property cost.

Exceptions: Banks have a 20% margin of flexibility where they can breach the 35% rule or the 25-year duration, but this is largely reserved for primary residences and young first-time buyers with high income growth potential.

Use the French affordability calculator to calculate your exact 35% ceiling.

To get approved, you typically need an apport personnel (personal contribution) of at least 10%. This 10% is specifically required to cover the Frais de Notaire (taxes and notary fees) and guarantee fees.

Taux Fixe (Fixed Rate): Over 95% of French mortgages are fixed for the entire duration of the loan (e.g., 20 or 25 years). This provides incredible stability. Unlike the US, early repayment often incurs a penalty (IRA), usually capped at 6 months of interest or 3% of the outstanding capital.

Prêt Relais (Bridging Loan): Used when you are buying a new house before selling your old one. You only pay interest for 1-2 years until your old house sells.

PTZ (Prêt à Taux Zéro): A state-subsidized 0% interest loan for first-time buyers of new-builds or heavily renovated properties, subject to income limits. It covers a portion of the purchase, and you must pair it with a standard bank mortgage.

French mortgage rates remain highly competitive compared to the rest of Europe.

*Rates are illustrative averages as of September 2026, excluding insurance costs (TAEG).*

When buying property in France, the closing costs are substantial and must be paid in cash. They are bundled under the term Frais de Notaire, though 80% of this fee is actually government stamp duty (Droits d'Enregistrement).

Existing Properties (Ancien): Frais de notaire are roughly 7% to 8% of the purchase price.

New Builds (Neuf / VEFA): Frais de notaire are reduced to 2% to 3%.

Other Setup Costs:

Use the budget calculator to get a global payment estimate including the Frais de Notaire.

In France, you must purchase life and disability insurance (Assurance Emprunteur) to cover the mortgage. This ensures the loan is paid off if you die or suffer a permanent disability (PTIA / ITT).

Loi Lemoine (2022): You are no longer required to take the bank's in-house insurance. You can substitute it (délégation d'assurance) for a cheaper third-party policy at any time without penalty, provided the coverage is equivalent. Also, no medical questionnaire is required for loans under €200,000 per person if the loan ends before age 60.

Consider a household purchasing a €300,000 existing apartment in Lyon or Nantes with a 10% personal deposit (€30,000):

At a 20-year fixed rate of 3.55%, the monthly installment is approximately €1,573 per month. Under the strict 35% HCSF ceiling, qualifying requires a net monthly income of at least €4,495.