Is it still possible to buy real estate without a deposit? With the rise in rates and stricter granting conditions, many buyers think that a considerable contribution is essential. Yet, no law imposes a minimum amount.
In reality, however, a threshold is necessary. “ The minimum contribution is the costs »begins Sébastien Perrigault, director of the personal financing area of BNP. A reality that is often underestimated, but essential to bring a project to fruition.
What is the minimum contribution for a real estate purchase in 2026?
Personal contribution is not obligatory, but it is highly recommended. In the majority of cases, banks ask at least to cover additional costs: notary, guarantee and file. Concretely, this represents approximately 10% of the price in the old one and around 5% in new. According to the Notaries of France, notary fees amount to 7 to 8% in old properties and 2 to 3% in new properties, to which are added the guarantee fees (approximately 1 to 2%) and almost 2,000 euros application fees.
For a property worth 250,000 euros, this means that you generally have to plan between 15,000 and 25,000 euros minimum contribution. “That’s really the minimum”insists the expert. Even when the bank finances 100% of the property, these costs remain the responsibility of the buyer.
Why do banks ask for a personal contribution?
If the banks ask for a contribution, it is not only for technical reasons. It is also a key indicator of your profile. Your ability to save proves that you are able to manage your budget and anticipate a project. This reassures lending institutions and limits their risk-taking. As Sébastien Perrigault reminds us, “what matters is the client’s ability to meet their deadline”.
Since the rules of the High Financial Stability Council (HCSF), banks must respect a maximum debt ratio of 35% of revenue and a credit duration limited to 25 years old. If your project exceeds these thresholds, a larger contribution may be required to reduce the amount borrowed.
Note that banks are also seeking to better support borrowers upstream. Sébastien Perrigault thus announces the launch, in mid-May, of a new tool online at BNP Paribas, allowing you to estimate the amount you can borrow based on your contribution, your income and your target monthly payment. A way to make this often complex calculation more concrete for individuals.
First-time buyers: what contribution to buy your first property?
First-time buyers, however, benefit from slightly more flexible treatment. These buyers, who acquire their first main residence, can benefit from the margin of flexibility provided by the HCSF, which authorizes banks to deviate from the classic rules (in particular the threshold of 35% debt) for approximately 20% of filesin priority for these profiles. In fact, some banks more easily accept projects with little contribution for these borrowers, provided they present a solid file. But again, “the minimum contribution is the costs”recalls Sébastien Perrigault: even for a first-time buyer, it generally remains essential to finance at least the notary and guarantee fees.
What contribution can you make to obtain a better real estate rate?
If a contribution of 10% allows you to buy, a higher contribution can significantly improve your file. From 20% of the price of the propertyyou send a very positive signal to the bank. You demonstrate your ability to save and manage your finances, which can result in:
- a more advantageous interest rate
- better borrower insurance conditions
- a file more easily accepted
The higher your contribution, the more you reduce the risk for the bank… and therefore the overall cost of your credit. Be careful, however, to keep a security savings to deal with unforeseen events.
Can we buy without a contribution in 2026?
In theory, yes, but in reality, it has become very rare.
A purchase without contribution corresponds to so-called financing at 110%which includes:
- 100% of the price of the property
- approximately 10% fees (notary + guarantee)
Some banks may still accept it, but only for very solid profiles. Without this, the file is generally refused.
However, three profiles can claim it:
- first-time buyersespecially at the start of working life
- savers who prefer to keep their invested capital
- rental investorswho optimize their taxation thanks to credit
In the end, there is no “ideal” contribution, but a balance to find. The minimum corresponds to the costswhile the optimal level depends on your borrowing capacity, your project and the regulatory context. As Sébastien Perrigault summarizes, “what matters is the ability to repay over time”.
