The mortgage market has significantly changed its appearance over the past two years. After a period where first-time buyers struggled to secure financing, their share in housing credit production reached 43.7% in 2025 according to Argent au Quotidien, and even 44.9% in April 2026 according to a report shared by Diagogo. This return concretely modifies the way banks construct their offers for a first real estate purchase.
Debt ratio and disposable income: what banks really look at
Most guides detail borrowing capacity without explaining how a first-time buyer’s file is actually assessed. The debt ratio capped at 35% (including insurance) remains the current HCSF standard. Institutions have a limited margin for exceptions, and a portion of this margin is reserved for primary residence buyers.
The criterion that can tip a file, beyond the debt ratio, is the disposable income. Two borrowers with the same debt ratio do not receive the same response if one has 800 euros monthly after expenses and the other has 1,500 euros. Banks also weigh professional stability, the length of savings, and the consistency between the property’s price and the local market.
A solid file for a first real estate purchase therefore relies on several elements verifiable by the bank, which go beyond the simple calculation of monthly payments. To delve into these aspects before approaching institutions, a buying guide on BTB Immobilier details the points of vigilance specific to first-time buyers.
Expanded PTZ across the territory: what this changes for a first purchase
The zero-interest loan has undergone a major expansion. Since April 2025, the PTZ is accessible across the entire territory, including for new individual houses, which had not been the case since 2020. Income ceilings have also been raised, opening the scheme to households that were previously excluded.
This change does not mean that everyone is eligible. The PTZ remains subject to resource conditions calculated based on the reference tax income, and the amount granted depends on the geographical area of the property. In tense areas, the financing share is higher than in rural sectors.
Check your eligibility before signing a sales agreement
A common mistake is to include the PTZ in the financing plan without formally checking eligibility. Online simulators provide a first indication, but only the lending bank definitively validates the grant. If the PTZ is denied after signing the sales agreement, the financing plan can collapse, unless a sufficiently broad suspensive clause has been included.
Field feedback varies on this point: some brokers report that the processing times for the PTZ have lengthened with the expansion of the scheme, while others do not observe any notable changes.
Notary fees and hidden charges: the real budget for a first home
The displayed price of an apartment or house represents only part of the total budget. Notary fees, often underestimated by first-time buyers, vary significantly between old and new properties. In older properties, they represent a much higher portion of the price than in new ones, where transfer taxes are reduced.
Beyond notary fees, several items increase the bill:
- Loan guarantee fees (mortgage, bank guarantee, or lender’s privilege), the cost of which varies depending on the chosen organization and the amount borrowed
- Bank processing fees, sometimes negotiable but rarely waived for a first-time buyer without a client history
- The cost of borrower insurance, which weighs on the total duration of the loan and which the Lemoine law now allows to be changed at any time
- Any necessary compliance or energy renovation work, the extent of which is often poorly assessed before purchase
A realistic acquisition budget incorporates these items from the research phase, not at the time of signing the agreement. Adjusting the budget afterward forces either a downward revision of the project or a last-minute request for additional financing.
Sales agreement and suspensive clauses: the legal traps for first-time buyers
Signing the sales agreement commits both parties. For a first purchase, the drafting of suspensive clauses conditions the entire security of the transaction. The loan approval clause is mandatory unless expressly waived by the buyer, but its wording deserves particular attention.
Specifying the amount of the loan sought, the maximum accepted rate, and the duration helps protect oneself if financing conditions deteriorate between signing and obtaining the offer. A first-time buyer who signs an agreement with a clause that is too vague risks being forced to accept a loan on unfavorable terms or losing their deposit in case of withdrawal.
The withdrawal period and the loan suspensive condition
The buyer has a withdrawal period of ten days after receiving the agreement. This period runs independently of the loan application. Do not confuse withdrawal and loan refusal: the former is free and without justification, while the latter must be documented by a formal bank refusal to activate the suspensive clause.
A often overlooked point: the agreement sets a deadline for obtaining financing. If this deadline is too short and the buyer has not yet received a response, they must request an amendment to extend it. Failing to do so exposes them to a formal notice from the seller.
The first real estate purchase remains a process where each step conditions the next. The strength of the bank file determines the negotiation margin on the price, which in turn influences the level of financial comfort after acquisition. First-time buyers who purchase in 2025-2026 benefit from a more favorable rate environment than in 2023, but the rigor in project setup has not changed.
