How are French mortgage payments calculated?

The capital-and-interest part uses the standard amortising formula M = P·r(1+r)ⁿ / ((1+r)ⁿ−1). France then adds compulsory borrower insurance (assurance emprunteur), usually a percentage of the borrowed capital each year, so the real monthly cost is higher than the loan repayment alone.

What is the taux d'endettement rule in France?

The Haut Conseil de Stabilité Financière caps the debt-service ratio at 35% of gross income, insurance included. If your total monthly debt payments exceed 35% of income, most French lenders must refuse the loan, with only a small quota of exceptions.

How long can a French mortgage term be?

The HCSF caps standard terms at 25 years. A term of up to 27 years is allowed only where repayment starts later — for example new-build purchases off-plan or major renovation projects with a deferred start.

Is borrower insurance really compulsory in France?

In practice yes — lenders require assurance emprunteur covering death and disability before releasing funds. Since the Lemoine law you can switch insurers at any time, and shopping around can cut this cost substantially over the life of the loan.

Does this calculator store my data?

No. All figures are computed locally in your browser and nothing is uploaded, so you can model your purchase privately.

France Mortgage Calculator

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This France mortgage calculator models a French home loan (prêt immobilier) the way a French bank does: a fixed amortising repayment plus the compulsory borrower insurance, then checked against the two rules that decide whether you actually get the loan — the 35% taux d’endettement limit and the 25-year term cap.

How it works

The capital-and-interest payment uses the standard amortising-loan formula:

M = P · r(1+r)ⁿ ⁄ ((1+r)ⁿ − 1)

where P is the loan, r is the monthly rate (annual rate ÷ 12 ÷ 100) and n is the number of months. On top of that, France adds assurance emprunteur — borrower insurance — typically charged as a percentage of the original capital each year and spread across the monthly payments. The tool sums both so the headline figure is what you really pay each month.

It then applies the HCSF rules. Your debt-service ratio is total monthly debt payments ÷ gross income, insurance included, and must stay at or below 35%. Standard terms are capped at 25 years.

Example

A EUR 300,000 home with a EUR 30,000 deposit gives a EUR 270,000 loan. At 3.5% over 20 years the capital repayment is about EUR 1,566/month. With borrower insurance at 0.34% of capital, insurance adds roughly EUR 76/month, for a total near EUR 1,642/month. On a EUR 4,500 gross monthly income that is a taux d’endettement of about 36.5% — just over the limit, so the lender would ask for a longer term, a bigger deposit or a cheaper insurer.

Notes

Rates and insurance costs vary widely between lenders, and a notaire’s fees (taxes and charges of roughly 7–8% on existing homes) sit on top of the price — model those separately with a France stamp duty / transfer tax tool. This calculator is an estimate, not a lending decision.