Real Estate
France Borrowing Capacity Calculator (35% Rule)
How much can you borrow for a home in France? Your capacity under the 35% rule, insurance included, and the price you can target after notary fees.
You can borrow about
$285,375
over 25 years
Price you can target
$293,372
after notary fees
Monthly payment
$1,500
insurance included
Notary fees
$22,003
Cost of the loan
$164,625
interest and insurance
Left each month
$3,250
after all loan payments
Debt-to-income
35.0%
all loans, insurance included
With $5,000 of net monthly income, the 35% rule allows $1,500 a month for the new loan, insurance included, after the $250 you already repay.
At 3.50% over 25 years with insurance at 0.30% a year, that payment repays a loan of about $285,375. Interest and insurance would cost about $164,625 over the loan.
Adding your $30,000 contribution and setting aside 7.5% for notary fees, you could target a price of about $293,372.
After every loan payment, about $3,250 of income would remain each month. Lenders look at this "remaining income" too, especially for larger households.
Your numbers
+Advanced options
Where your net income goes
The line marks the debt-to-income limit for all loan payments.
- New loan, insurance included
- $1,500
- Loans you already repay
- $250
- Left each month
- $3,250
See how the loan term changes what you can borrow
Same income and rate — three loan terms. A longer loan lowers the payment, so the same monthly limit repays more, at the cost of more interest.
Over 15 years
$202,735
you can borrow
Over 20 years
$247,950
you can borrow
Over 25 years
$285,375
you can borrow
How your borrowing capacity is found
Loan = (Net income × 35% − Current loans) ÷ (k + Insurance rate ÷ 12)
Net income × 35%, minus the loans you already repay, is the most the new loan's monthly payment can be, insurance included. k is the monthly payment per unit borrowed at your rate and term; borrower insurance adds its yearly rate ÷ 12 per unit borrowed. Dividing gives the largest loan. The loan plus your contribution then pays the price and the notary fees: price = (loan + contribution) ÷ (1 + notary fee rate).
Borrowing for a home in France
In France the question lenders ask is simple: would all your loan payments stay within 35% of your net income? Unlike the US guidelines, property tax and home insurance are not part of that ratio, but borrower insurance is, and the limit applies to income after social charges.
The term moves the answer most. Stretching the same monthly limit from 20 to 25 years raises the amount you can borrow noticeably, which is why most French buyers borrow over the longest term allowed. The comparison below shows the effect.
Your contribution covers the fees. Notary fees are paid on top of the price, and many lenders expect your own savings to cover at least them. Read French notary fees: how much to budget and the 35% debt-to-income rule for the details.
France borrowing FAQ
What is the 35% rule in France?+
Since January 2022, French lenders must keep all of a borrower's loan payments, borrower insurance included, within 35% of net income, and most home loans within 25 years. These limits come from the High Council for Financial Stability (HCSF). Banks may go beyond them for a limited share of the loans they grant each quarter, mostly for buyers of a main home.
France's 35% debt-to-income rule: how much French banks let you borrow
Which income do French lenders count?+
Net income before income tax: salaries after social charges, plus regular income such as pensions. Rental income is often counted at about 70% to allow for vacancy and costs. Bonuses and irregular income may be averaged or left out, depending on the lender.
Why is borrower insurance included?+
In France, lenders almost always require borrower insurance (assurance emprunteur) covering death and disability, and the HCSF rule counts its cost inside the 35%. A cheaper policy therefore raises the amount you can borrow; you can choose an insurer other than the bank's.
Are notary fees included?+
Yes: the price shown is what remains once notary fees are paid from the loan and your contribution. They are mostly transfer taxes, about 7–8% of the price for an existing home and 2–3% for a new one. Many lenders expect your contribution to cover at least these fees.
What does the calculator leave out?+
Bank and guarantee fees, the cost of a mortgage guarantee, and state-backed loans such as the zero-rate PTZ are not included, and the rate and insurance are assumed fixed. Lenders also look at your remaining income, job stability and savings, so the result is an estimate, not an offer.
Learn more
- France's 35% debt-to-income rule: how much French banks let you borrowOne ratio decides most French home loans: all loan payments, insurance included, within 35% of net income. Here's how it works.
- French notary fees: how much to budget when you buy a home"Notary fees" in France are mostly taxes. Here's what they include, why they are lower on new homes, and how much to set aside.
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Educational tool, not advice. This calculator illustrates a standard formula using the numbers you enter. It does not account for your full financial picture, taxes, or local market conditions, and it is not a recommendation to buy, sell, or hold any asset. Speak with a licensed professional before making investment decisions.
See our full disclaimer and how we calculate.
Last reviewed 2026-10-18 by the Yield Analyst team