Does rental income count in the calculation?

Yes, but banks usually weight it at 70% to account for vacancy and charges. Some compute a global income, others a net charge (differential method). Treatment varies significantly between banks: it is one of the points where broker placement changes the outcome.

Can you exceed a 35% debt ratio?

Yes, within the derogation margin: banks may depart from the HCSF criteria for 20% of their quarterly production, of which at least 70% must go to primary residence purchases and 30% to first-time buyers. A comfortable residual income and a strong profile are then decisive.

What is the difference between borrowing capacity and purchase budget?

Borrowing capacity is the capital a bank can lend you. The purchase budget adds your down payment then subtracts acquisition costs: notary fees (7 to 8% for existing homes, 2 to 3% for new builds), guarantee and arrangement fees. That budget, not capacity alone, sets the accessible property price.

Indicative estimate

Borrowing capacity calculator

Estimate the capital you can borrow from your net income, your current loan charges and the market rate, applying the French HCSF rule: an effort rate capped at 35% including insurance and a term limited to 25 years. Add your down payment to get your total purchase budget.

Your situation

Household net monthly income (€)

€

Before income tax (fiscal net).

Monthly rental income (€)

€

Weighted at 70% in the calculation, common banking practice.

Current monthly loan payments (€)

€

Down payment (€)

€

Annual nominal rate (%)

Term (years)

The HCSF rule caps the term at 25 years for most loans.

Annual insurance rate (%)

Adults in household

Dependent children

Borrowing capacity

€283,622

Maximum monthly payment

€1,470.00

HCSF cap: 35% including insurance

Purchase budget

€313,622

Capacity + down payment

Capacity by term

15 years€200,426
20 years€245,791
25 years€283,622

Residual income after the operation

€2,730

Banks’ customary floor for your household : €1,800

The 35% HCSF rule explained

Since January 2022, the decision of the French High Council for Financial Stability (HCSF) is legally binding on French banks: the effort rate (all borrowing charges, insurance included, divided by net income before tax) must not exceed 35%, and the loan term must not exceed 25 years (27 years with a deferral period for off-plan purchases or major works). Banks may derogate from these criteria for 20% of their quarterly production, primarily for first-time buyers and primary residences.

How is the borrowable capital calculated?

The calculator first derives your maximum monthly payment: 35% of your net monthly income, minus the payments of any loans you keep. It then converts it into capital with the inverse constant annuity formula, including borrower insurance inside the envelope: P = m ÷ (r ÷ (1 − (1 + r)⁻ⁿ) + i ÷ 12), where r is the monthly rate and i the annual insurance rate on initial capital. The purchase budget then adds your down payment, part of which must be reserved for notary fees.

Levers to borrow more

With constant income, three levers increase capacity: paying off or consolidating existing loans (every removed installment returns capacity), negotiating delegated insurance (the monthly saving directly loosens the effort rate) and mobilizing a subsidized loan such as the French zero-rate loan (PTZ), whose deferred payments weigh less in the calculation thanks to smoothing. A broker knows which banks use the 20% derogation margin for strong profiles.

Frequently asked questions

With no other loan outstanding, the maximum HCSF payment is €1,050 including insurance. Over 25 years at 3.30% with 0.34% insurance, that is a capital of about €200,000. The exact figure depends on the rate and insurance you get: adjust them in the calculator above.

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Indicative estimate. Results are provided for information only, based on dated scales, with no contractual value. They are neither a credit offer nor personalized advice. No entered data is stored or transmitted. A loan commits you and must be repaid: check your repayment capacity before committing.