Buying a home in France with state aid: zero-rate loan, Action Logement loan, PAS, borrowing capacity and steps — what each aid covers, and what it does not cover. General information, not legal advice.
This guide is general information, not legal advice. Buying with aid or without aid does not change the law of the sale: the notary, the diagnostics, the deadlines and the taxes are the same. Only the financing changes. Rules and scales change almost every year: always check your own case on service-public.fr, with a notary and with your bank before you sign.
Map Syndicat no longer publishes live listings: this guide covers only the process. Market prices by city are on each city's Prices page, with their source and date.
Can I get a zero-rate loan to buy a home in France?
Yes: the PTZ is an interest-free loan — the State pays the interest — granted only by banks that have signed a convention with the State, and it can never finance a purchase on its own.
The PTZ is an interest-free loan — the State pays the interest — granted only by banks that have signed a convention with the State. It can never finance a purchase on its own: it must top up at least one other loan (classic mortgage, PAS, prêt conventionné or prêt épargne logement).
What are the conditions to get a zero-interest loan?
Be a first-time buyer, buy your main residence, stay within the income ceilings — and find a conventioned bank willing to lend to you.
The PTZ is for first-time buyers buying a main residence, subject to income ceilings by household size and the commune's zone. It is granted only by banks that have signed a convention with the State.
The home must become your main residence at most 1 year after purchase or after the end of works, and you must live in it at least 8 months per year. The bank is not obliged to grant the PTZ: it assesses your solvency and guarantees freely, even if you meet the State ceilings.
What is a first-time buyer (primo-accédant)?
You must not have owned your main residence during the 2 years before the PTZ; one PTZ per transaction, and the home must become your main residence.
To qualify, you must be a primo-accédant: you must not have owned your main residence during the 2 years before the PTZ (exceptions exist, notably for disability or a home made uninhabitable by a disaster). One PTZ per transaction. The home must become your main residence at most 1 year after purchase or after the end of works, and you must live in it at least 8 months per year.
Can I use the PTZ for a new home anywhere in France, and until when?
Yes: since 1 April 2025, new housing qualifies everywhere in France, for loan offers issued until 31 December 2027.
Since 1 April 2025, new housing qualifies everywhere in France — collective flats and individual houses — for loan offers issued until 31 December 2027 (Decree No. 2025-299 of 29 March 2025).
Can I use the PTZ for an old dwelling, and what work is required?
Yes, only in zones B2 and C, and only with works representing at least 25% of the total cost of the operation.
Old housing qualifies only in zones B2 and C, and only with improvement or energy-saving works representing at least 25% of the total cost of the operation.
What part of the purchase price can the PTZ finance?
By income tranche: 50%, 40%, 40% or 20% — and 30%, 20%, 20% or 10% for a new individual house.
- ✓Share of the operation cost financed by the PTZ, by income tranche: tranche 1: 50%, tranche 2: 40%, tranche 3: 40%, tranche 4: 20%.
- ✓For a new individual house (outside collective housing), the shares are lower: tranche 1: 30%, tranche 2: 20%, tranche 3: 20%, tranche 4: 10%.
How is the amount of PTZ calculated — and must the bank grant it?
The revenu fiscal de référence (RFR) for year N-2, or the total cost divided by 9 — whichever is higher; ceilings depend on household size and zone, so use the official simulator. The bank is not obliged to grant the PTZ.
- ✓The income taken into account is the revenu fiscal de référence (RFR) for year N-2 for all future occupants, or the total cost of the operation divided by 9 — whichever is higher. Income ceilings depend on household size and the commune's zone (A / A bis, B1, B2, C): use the official “Calculer le montant du PTZ” simulator on service-public.fr for your exact case.
- ✓Maximum repayment term: 25 years, with a deferred period of at least 2 years possible. The bank is not obliged to grant the PTZ: it assesses your solvency and guarantees freely, even if you meet the State ceilings.
How long do I have to repay the PTZ?
25 years at most, with a deferred start of at least 2 years possible.
The maximum repayment term for the PTZ is 25 years, with a deferred period of at least 2 years possible. Use the official “Calculer le montant du PTZ” simulator on service-public.fr for your exact case.
Can I get an Action Logement loan to buy my home, and how much?
Up to €30,000, within 40% of the total cost, at a fixed nominal rate of 1%, over up to 25 years — for employees of private firms with 10 or more staff.
The Action Logement loan (formerly 1% Logement) is for employees of private non-agricultural firms with 10 or more staff, subject to income ceilings: up to €30,000, within 40% of the total cost of the operation, at a fixed nominal rate of 1%, over a term of up to 25 years (Action Logement). It can top up a bank loan and a PTZ.
What is the prêt d'accession sociale (PAS)?
A capped-rate mortgage for modest incomes buying or building a main residence. No specific rate is published here: check it with the bank or on service-public.fr.
The prêt d'accession sociale (PAS) is a capped-rate mortgage for modest incomes buying or building a main residence (or doing major works), subject to income ceilings by household size and zone. No specific rate or amount is published here: the capped rate is set by regulation and must be checked with the bank or on service-public.fr.
What other aids exist to buy a home?
Prêt conventionné, prêt épargne logement, PSLA, BRS, local aid — but these are not standard open-market purchases: ask your mairie, your department and your ADIL.
Other routes exist — prêt conventionné, prêt épargne logement, prêt social location-accession (PSLA), bail réel solidaire (BRS), local aid from the region, department or commune — but they are not standard open-market purchases: ask your mairie, your department and your ADIL (agence départementale d'information sur le logement, via anil.org) before building them into your plan.
What is the 35% debt-to-income limit for a mortgage in France?
In principle, all your loan instalments plus insurance must not exceed 35% of your net income, and the loan term generally must not exceed 25 years.
Before you visit, have a bank or broker check your borrowing capacity. In principle, all your loan instalments plus insurance must not exceed 35% of your net income (the Haut Conseil de stabilité financière rule, with limited bank derogations), and the loan term generally must not exceed 25 years.
What deposit is required to buy a property in France?
No minimum deposit is imposed by law, but in practice banks expect the buyer to cover the acquisition costs and part of the price.
Budget for the price, plus all acquisition costs (see “How much does the purchase cost?” below), plus a reserve for moving and works. No minimum deposit is imposed by law, but in practice banks expect the buyer to cover the acquisition costs and part of the price.
Does PTZ cover the full price — and can the bank refuse?
Never: the financing plan must show PTZ + main loan + deposit + frais de notaire together — and the bank may refuse the PTZ even if you meet the State ceilings.
Assuming the PTZ covers the whole price — it never does. The financing plan must show PTZ + main loan + deposit + frais de notaire together.
Forgetting that the bank may refuse the PTZ even if you meet the State ceilings: solvency and guarantees remain the bank's decision.
What are the steps to buy a home with aid?
Check your eligibility and simulate the PTZ, make an offer, sign a compromis with a loan and PTZ condition, then let the notary prepare the deed — about 3 months.
- ✓Check your PTZ eligibility and simulate its amount with the official simulator on service-public.fr, then have a bank or broker check your borrowing capacity.
- ✓Make a written offer, stating the price and a validity period. Once the seller countersigns it, it binds the seller.
- ✓Sign the compromis with a suspensive condition of obtaining the mortgage — and the PTZ, if you apply for one. If a condition fails, the sale falls through and the deposit is returned. Never sign a compromis without a loan suspensive condition.
What happens after the compromis?
A 10-day cooling-off period, then the loan offer with 10 days of reflection — and about 3 months of notary preparation before the final deed.
- ✓Cooling-off: 10 calendar days from the day after first presentation of the registered letter. Loan offer: 10 calendar days of reflection, non-negotiable; you may return the acceptance only from the 11th day, by post.
- ✓Notary preparation: about 3 months in general between the compromis and the final deed. The notary checks the title, planning, pre-emption rights and charges.
What happens if the PTZ is refused after the compromis?
Signing a compromis without a loan suspensive condition, or with a PTZ condition worded too narrowly: if the PTZ is refused, you can lose your deposit.
Signing a compromis without a loan suspensive condition, or with a PTZ condition worded too narrowly: if the PTZ is refused, you can lose your deposit.
Where to check the aid rules before signing?
Service-public.fr for the PTZ (simulator) and the PAS, Action Logement for its loan, ANIL and your ADIL for free information, Légifrance for the legal texts.
Service-public.fr: PTZ pages (the “Calculer le montant du PTZ” simulator, commune zones), prêt d'accession sociale. Action Logement: the accession loan, conditions and application. ANIL (anil.org) and your departmental ADIL: free, neutral legal information. Légifrance: Decree No. 2025-299 of 29 March 2025 (PTZ).
If a paper is missing, a deadline has passed, or anything in this guide does not match your situation, talk to a notary before you sign.