Buying without a deposit in 2026: myth or reality?
Published on June 18, 2026 · Financing
"Buying without a deposit" is a phrase that is as appealing as it is worrying. In 2026, it is a reality open to certain profiles, but never an automatic formality. Here is what the bank really looks at and how to give yourself the best chance.
No deposit: possible, but subject to conditions
Financing without a deposit (sometimes called a 110 % loan, fees included) does exist. It mainly concerns profiles that the bank considers solid: stable income, sound account management, a reassuring professional outlook. A deposit is therefore not a legal requirement, but a signal of confidence that other factors can compensate for.
What the bank looks at first
The primary criterion remains the debt-to-income ratio, capped by reference to 35 % of net income, insurance included. The bank then examines residual income, income stability, length of professional experience and account conduct. A file with no deposit but no banking incidents often fares better than one with a deposit but a troubled history.
The PTZ, a decisive lever
The zero-rate loan is reserved for new builds used as a main residence by first-time buyers. It is a supplementary loan free of interest: it funds part of the operation and mechanically reduces the need for a deposit. It never covers the whole property, but it significantly strengthens a financing plan without a deposit.
Costs to plan for regardless
Even without a deposit on the price, certain costs still need to be planned for.
| Item | New build | To anticipate |
|---|---|---|
| Notary fees | around 2 to 3 % | Yes |
| Guarantee / arrangement fees | variable | Yes |
| Notary fees on an existing property (comparison) | around 7 to 8 % | — |
New builds greatly reduce the "notary" item, which lowers the entry cost compared with an existing property.
The profiles that pass more easily
Young first-time buyers in CDI, households with regular income and those buying their main residence in the new-build sector often present the most convincing files. Eligibility for the PTZ works in their favour.
Preparing your file, step by step
- Tidy up your accounts several months beforehand (no overdraft, few consumer credits).
- Estimate your borrowing capacity on the basis of 35 %.
- Check your eligibility for the PTZ according to zone and income.
- Assemble a clear file (income, contracts, statements).
Mistakes to avoid
Taking out multiple consumer credits, underestimating ancillary costs or targeting a property beyond your real capacity are the most common pitfalls. A well-calibrated project is better than a refused loan.
In summary
Buying without a deposit in 2026 is neither a myth nor a guarantee: it depends on the file. With a good profile, the leverage of the PTZ and a new-build project, the goal becomes realistic. Run a borrowing capacity simulation and have your situation checked by an adviser before you proceed.
