Borrowing Capacity Simulator

Calculate the maximum amount you can borrow based on your income, charges and the 35% rule imposed by the HCSF.

Your financial situation

Household net monthly income

Existing monthly commitments (existing loans)

Deposit

Interest rate (%)

Term (years)

Regulatory rule: maximum debt ratio 35%

35 %

Maximum monthly payment available: 1 400 €/month (after existing commitments of 0 €)

Maximum borrowing capacity

241 396 €

+ 30 000 € deposit = 271 396 € gross budget

Monthly payment used

1 400 €

/month

Target property price

252 461 €

after notary fees

Estimated notary fees (existing property ~7.5%)

≈ 18 935 € to budget for on top of your deposit

Borrowable capital by term

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How to calculate your mortgage borrowing capacity?

Borrowing capacity is determined by the 35% rule imposed by the French High Council of Financial Stability (HCSF). Your total monthly loan payments (mortgage + consumer credit) cannot exceed 35% of your net income, including borrower insurance.

Calculation formulas:

Available monthly payment = Income × 35% − Existing charges

Max capital = M × (1 − (1 + r/12)^(−n)) / (r/12)

Total budget = Max capital + Down payment

M = available monthly payment
r = annual rate (as decimal)
n = duration in months

The 4 levers to increase your borrowing capacity

Increase your income

Bonuses, rental income and spouse's income are generally taken into account by banks. A co-borrower often doubles the capacity.

Repay existing loans

Every consumer credit reduces the available monthly payment. Repaying a €300/month car loan can increase borrowing capacity by €50,000 to €70,000.

Increase the down payment

A higher down payment reduces the capital to borrow and reassures banks. 10% minimum is generally required to cover notary fees.

Extend the duration

Going from 20 to 25 years reduces the monthly payment and increases borrowing capacity, but increases the total loan cost (more interest).

Frequently asked questions

Do rental income count in borrowing capacity?▼

Yes, but generally banks only retain 70 to 80% of rental income (to anticipate vacancy and charges). Income from furnished rental (BIC) is sometimes better accepted than unfurnished rental income.

Can you borrow without a down payment?▼

It is possible but rare. Some banks accept 110% financing (property + notary fees) for first-time buyers with high or stable income (civil servants, long-term permanent contracts). In practice, a down payment of at least 10% is strongly recommended.

Does the debt ratio take into account current rent?▼

No. The debt ratio only counts loan monthly payments, not your current rent. However, if you keep your current home in addition to the purchased property (rental investment), both loans are counted.