What salary do you need to borrow €600,000 in France?
Updated on 29 July 2026
To borrow €600,000 in France, you need a net monthly salary of roughly €8,700 over 25 years to €16,800 over 10 years, depending on the loan term and interest rate, within the maximum debt-to-income ratio of 35% set by the French High Council for Financial Stability (HCSF).
- The debt-to-income ratio is capped at 35% of net income, loan insurance included, under the rule set by the French High Council for Financial Stability (HCSF).
- The maximum term for a mortgage is 25 years, extended to 27 years for an off-plan purchase (VEFA) or a new-build.
- Average mortgage rates range from about 3.00% over 10 years to 3.42% over 25 years as of July 2026, excluding insurance.
- Banks generally require a down payment of at least 10% of the purchase price to cover ancillary costs.
- The zero-interest loan (PTZ) can supplement financing for first-time buyers until 31 December 2027, subject to income conditions.
We recommend using Finary's mortgage loan simulator to adjust this calculation to your own situation, based on the loan amount, term and interest rate used.
What salary do you need to borrow €600,000?
The net monthly salary needed to borrow €600,000 ranges from about €8,723 over 25 years to about €16,768 over 10 years, depending on the loan term and interest rate. The table below breaks down each term.
| Term | Average rate (July 2026, excl. insurance) | Monthly payment (insurance included) | Net monthly salary required (35%) |
|---|---|---|---|
| 10 years | 3.00% | €5,869 | €16,768 |
| 15 years | 3.17% | €4,268 | €12,194 |
| 20 years | 3.31% | €3,497 | €9,990 |
| 25 years | 3.42% | €3,053 | €8,723 |
What salary to borrow €600,000 over 10 years?
Over 10 years, with an average rate of 3.00% (excl. insurance, July 2026), the monthly payment comes to about €5,869, including borrower's insurance. A net monthly salary of about €16,768 is required to stay within the 35% maximum debt-to-income ratio set by the HCSF.
What salary to borrow €600,000 over 15 years?
Over 15 years, with an average rate of 3.17%, the monthly payment reaches about €4,268, including borrower's insurance. This requires a net monthly salary of at least €12,194 to stay within the 35% debt-to-income limit.
What salary to borrow €600,000 over 20 years?
With an average rate of 3.31% over 20 years, the monthly payment stands at about €3,497, including borrower's insurance. The net monthly salary required is about €9,990.
What salary to borrow €600,000 over 25 years?
For a 25-year loan at an average rate of 3.42%, the monthly payment is about €3,053, including borrower's insurance. This requires a net monthly salary of about €8,723.
A €600,000 loan sits at the higher end of property projects financed by credit. To compare with other amounts, you can check the simulations for borrowing €500,000, €300,000, €150,000 or €100,000. Borrowers who already have a loan running can also look into mortgage loan buyout, which can sometimes ease the overall monthly payment.
How is borrowing capacity calculated?
Borrowing capacity depends on monthly income, existing financial commitments, the desired loan term and the debt-to-income ratio, capped at 35% of net income by the HCSF.
Factors affecting borrowing capacity
Your borrowing capacity is affected by several key elements:
- Monthly income: This includes salary (permanent contract, fixed-term contract, civil servant, temp work), bonuses, benefits and alimony. A stable, sufficient income increases borrowing capacity.
- Monthly expenses: Any current financial commitment, such as an ongoing loan, must be factored in, since it directly affects the maximum possible monthly payment.
- Loan term under consideration: The longer the term, the lower the monthly payment, but the higher the total cost of the loan.
- Employment conditions play a decisive role: employees on a permanent contract (CDI) or civil servants often benefit from more favourable terms thanks to their job stability. Self-employed borrowers, meanwhile, often need to present solid financial statements.
The importance of the debt-to-income ratio
- According to the French High Council for Financial Stability (HCSF), the debt-to-income ratio must not exceed 35% of the borrower's net income, loan insurance included, factoring in the new monthly payment. This threshold is meant to prevent over-indebtedness and preserve the borrower's ability to cover everyday needs.
The influence of interest rate and loan insurance
Working out the salary needed to borrow €600,000 requires a thorough understanding of the influence of the interest rate and the cost of loan insurance. Both elements are crucial for assessing the monthly payment and the total cost of the mortgage.
How the interest rate affects your loan
The interest rate is decisive in calculating a loan's monthly payment. A lower rate allows the borrower to have a lower monthly payment or borrow a larger amount for the same monthly payment. Rates can be fixed or variable.
- Fixed rate : The monthly payment and total cost stay constant, which makes long-term financial planning easier.
- Variable rate : The monthly payment can fluctuate as reference rates change, affecting the borrower's budget.
The impact of loan insurance
Loan insurance is an often-overlooked element that has a significant impact on the cost of a mortgage.
- Cost of insurance : It varies depending on the borrower's profile and the cover chosen, such as death, disability or incapacity to work.
- Insurance options : Borrowers can opt for an external insurance policy, which sometimes makes it possible to compare cover equivalent to what the bank offers.
Cover and insurance cost must be factored into the overall monthly payment to understand the real cost of the loan.
Optimising your loan application
To strengthen an application for a €600,000 loan, borrowers need to present a solid file demonstrating their financial capacity and stability.
Increasing your borrowing capacity
Borrowing capacity can be improved by reducing expenses on a monthly basis. This can include paying off ongoing loans or negotiating better terms on current debts.
Banks generally require a down payment of at least 10% of the purchase cost, whether for a primary residence or an rental investment project.
Additional aid and complementary loans
There are state-subsidised loans such as the zero-interest loan (PTZ), reserved for first-time buyers subject to income conditions and extended until 31 December 2027.
For employees at certain companies, the employer loan may offer specific terms to complement the main financing.
Support from specialist advisers can help guide borrowers towards this aid and make the most of it as part of their financing plan.
Goals
Frequently asked questions
Borrowers need to weigh several factors before applying for a €600,000 loan. This section answers common questions about the impact of existing loans, the down payment, the 35% rule and available aid.
What is the impact of another ongoing loan on borrowing capacity?
Having another loan running increases the total debt-to-income ratio and reduces additional borrowing capacity by the same amount. Banks add up all existing loan payments together with the new monthly payment to check that the total stays under the 35% of net income cap set by the HCSF.
How do you compare rate offers for a €600,000 loan?
To get a competitive rate, it's worth comparing offers from several banks or going through a broker. A solid application, including healthy account management, regular saving and stable employment, makes it easier to obtain better terms.
Do you need a down payment to borrow €600,000?
Banks generally require a down payment of at least 10% of the purchase price, or around €60,000 for this amount. This down payment mainly covers notary fees and guarantee fees, which banks rarely finance in full.
Can the 35% debt-to-income ratio be exceeded?
Banks have some flexibility allowing them to depart from the 35% rule for about 20% of their applications, a share reserved primarily for first-time buyers and primary residence purchases. This exception remains at each bank's discretion.
What is the maximum term for a mortgage?
The maximum term for a mortgage is set at 25 years by the HCSF, extended to 27 years for off-plan purchases (VEFA) or new-builds thanks to a 2-year deferred repayment period. Beyond that, banks do not grant financing.
Can the zero-interest loan finance part of the €600,000?
The zero-interest loan (PTZ) is reserved for first-time buyers subject to income conditions and finances up to 50% of the purchase price depending on the area, alongside a main loan. It remains in effect until 31 December 2027, under the caps revised in 2026.
Sources
Cafpi, HCSF 2026: mortgage rules remain strict
Le Partenaire, Mortgage rates July 2026, scale by term
Meilleurtaux, Mortgage loans: average rate at 3.24% in Q2 2026
Service-Public.fr, Zero-interest loan (PTZ or PTZ+)
Empruntis, What is the minimum down payment amount?
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