French property, decoded.
French Mortgage Calculator
All-in monthly payment with notary fees, bank charges, and the 35% rule.
How French mortgage costs work
The 35% rule (taux d'effort)
French banks are legally limited to lending where your total monthly debt obligations — including the new mortgage payment, insurance, and any existing loans — do not exceed 35% of your net monthly income. This is strictly enforced by the Haut Conseil de Stabilité Financière (HCSF) and applies to both residents and non-residents. Unlike many other countries, there is very little flexibility on this cap.
This calculator shows the minimum income you'd need to qualify. If you have existing debts (car loans, other mortgages, credit commitments), these are added to your monthly obligation before applying the 35% test.
Notary fees (frais de notaire)
In France, the buyer pays notary fees on every property purchase. These cover transfer taxes, land registry, and the notaire's own fees. For existing properties (ancien), expect approximately 7–8% of the purchase price. For new-build (neuf), it's typically 2–3%. These are paid at signing and are non-negotiable — they're set by law.
This is often the biggest surprise for foreign buyers. On a €300,000 property, you'll need roughly €22,500 in notary fees alone, on top of your down payment.
Down payment & loan terms
French banks typically require 10–20% down for residents and 20–30% for non-residents. Maximum loan terms are capped at 25 years (27 in rare cases for new-build with delayed delivery). Interest rates in France are fixed for the full term — variable rates are uncommon.
Non-residents often face slightly higher rates (0.3–0.7% above resident rates) and stricter down payment requirements. A mortgage broker (courtier) can help navigate the process and may secure better terms, though their fee (typically 1–1.5% of the loan) adds to your upfront costs.
Loan insurance (assurance emprunteur)
French mortgages require mandatory borrower's insurance covering death and disability. The bank will offer their own policy, but since the 2022 Lemoine law you can choose an external insurer or switch at any time. Rates vary by age and health — 0.10% to 0.50% of the loan amount per year is typical.
This calculator uses 0.34% as a default, calculated on the initial loan amount (not the declining balance). Over a 25-year term, insurance can add 15–25% to the total cost of the loan.
Agent & bank fees
Estate agent fees (frais d'agence) in France are typically 4–6% and are usually included in the advertised price (though this varies). Bank fees (frais de dossier) cover the cost of processing your mortgage application and setting up the garantie (loan guarantee) — typically around 1% of the loan amount.
Check whether the listing price includes or excludes agent fees — look for "FAI" (frais d'agence inclus) or "net vendeur" (price to the seller, agent fee on top).
Property tax (taxe foncière)
Taxe foncière is France's annual property ownership tax, paid every October. It varies significantly by commune — from under 0.2% to over 1% of the property's cadastral value. The amount is usually stated in the listing or available from the seller.
This calculator includes it in your monthly costs because banks factor it into their affordability assessment. Always ask for the actual taxe foncière amount before making an offer.
Related guides
Notary presets are 7.5% for ancien and 2.5% for neuf — actuals vary by département. The bank fee is a single-figure stand-in for frais de dossier plus the garantie. Insurance is calculated on the initial loan amount.