Simulating your PTZ step by step in 2026: a complete guide for first-time buyers

Published on July 06, 2026 · PTZ & first-time buyers

First-time buyer couple receiving the keys to their new-build apartment

Are you considering becoming a homeowner in 2026? The Zero-Rate Loan (PTZ) remains one of the most powerful schemes for first-time buyers. But before you start, it is essential to accurately simulate your borrowing capacity and your eligibility conditions. This article guides you step by step through simulating your PTZ, with concrete examples and JL HOME tools.

Why simulate your PTZ before buying?

Simulating your PTZ is not an administrative formality: it is the foundation of your property project. It allows you to:

Know your buying power precisely without overestimating your options.
Identify the areas eligible for the PTZ (A bis, A, B1, B2) and adjust your search for a new-build property.
Plan mixed financing: PTZ + conventional loan + personal contribution.
Avoid disappointments or bank applications refused in advance.
Optimise your personal contribution according to your savings and the desired repayment period.

A well-prepared first-time buyer has 3 to 4 times the chances of completing their project quickly.

Step 1: check your eligibility criteria for the PTZ

Before running a simulation, make sure you meet the essential conditions:

Who can claim the PTZ in 2026?

You are eligible if:

You are a first-time buyer (you have not been the owner of your main residence during the previous 2 years).
You are buying a new-build property (or an existing property with significant energy-efficiency renovation work, but we focus here on new builds).
You intend to use the property as your main residence (no letting, no second home).
Your income is below the ceilings set according to your geographical area and household composition.

You are not eligible if:

You have owned property during the previous 2 years (even a property since sold).
You are married and your spouse has owned property (unless a documented separation applies).
You have benefited from an PTZ over the past 5 years.

Income ceilings 2026 by zone

The PTZ ceilings vary according to the geographic zone of the property and the number of people in your household.

Zones: A bis (Île-de-France and major metropolitan areas), A (metropolitan areas), B1 (dynamic zones), B2 (less dynamic zones).

To check: monthly net income ceilings 2026 by zone and household composition.

For a reliable simulation, consult an JL HOME adviser who will apply the official scales to your situation.

Step 2: determine the maximum amount of the PTZ

The PTZ covers a fraction of the total cost of the property (purchase price plus ancillary costs), depending on your zone and personal contribution.

Basic formula

PTZ amount = Total cost of the property × Percentage covered according to zone

The percentage covered (the share financed by the PTZ) depends on:

The zone (A bis: higher percentage; B2: lower percentage).
Your personal contribution (the more you contribute, the more the potential PTZ increases, up to a ceiling).

To check: PTZ percentages and ceilings by zone 2026.

Simplified example

You are buying a new T3 for 280 000 € in zone A (dynamic metropolitan area). You have 30 000 € of personal contribution.

Total cost: 280 000 €
New-build notary fees: ~2–3 % = ~6 000 €
Total financing: ~286 000 €
Zone A percentage: assume 60 %
Potential PTZ: ~171 600 € (before ceiling)
Conventional loan + contribution: ~114 400 €

Important: this calculation is simplified. An JL HOME adviser will refine the simulation using your income, the repayment term and current bank conditions.

Step 3: assess your personal contribution

Your contribution is a decisive lever:

No contribution: PTZ at the legal minimum for your zone; you finance the rest through a conventional loan alone.
Average contribution (5–10 % of the price): improves your bank profile; PTZ slightly increased.
Significant contribution (20 %+): brings you closer to the PTZ ceiling; reduces your overall debt burden.

Building up your contribution through 2026

Personal savings (savings accounts, housing savings plans, life insurance, PEL).
Family gifts (any contribution must be documented for the bank).
Sale of a former property (if you owned a second home or rental property).
Additional assistance (Action Logement, local authorities) — to check with your JL HOME adviser, as these schemes and rates change regularly.

Step 4: analyse the term and repayment profile of the PTZ

The PTZ has a unique structure: a deferral phase (no repayments) followed by a repayment phase.

The PTZ structure 2026

To check: deferral and repayment periods according to income and zone 2026.

The total term of the PTZ generally ranges between 20 and 25 years. For a first-time buyer on moderate income, the deferral can last 6–8 years, during which you only repay the conventional loan.

Educational value of this structure

During the deferral: your cash flow is eased; you pay less each month.
After the deferral: the PTZ is added to the conventional loan; your monthly payment rises slightly because the PTZ is interest-free.
Compared with a conventional loan alone: interest savings are substantial over the term.

Example: for an PTZ of 150 000 €, the interest saving over 20 years exceeds 50 000 € compared with a conventional loan at the market rate.

Step 5: estimate your total borrowing capacity

Bank debt-ratio rule

Banks apply a maximum debt ratio of 35 % (your monthly loan repayments ÷ net income).

To check: debt ratio 2026 (may change with monetary policy).

Simplified calculation

Household net monthly income: 3 000 €

Monthly capacity: 3 000 × 35 % = 1 050 €/month
PTZ: 150 000 € over 20 years (1 deferral 6 years) → ~670 €/month during repayment
Remaining conventional loan capacity: 1 050 − 670 = ~380 €/month
Possible conventional loan: ~70 000–75 000 € (depending on the current rate).

To check: loan rate 2026 (use the updated rate at the time of the simulation).

Step 6: use an PTZ JL HOME simulator

Manual calculations are tedious and prone to error. JL HOME provides an automated PTZ simulator, which:

Incorporates the official 2026 scales (ceilings, percentages, durations).
Applies your geographic zone and household composition.
Simulates several scenarios (variable contribution, term, income).
Displays a summary report: maximum PTZ, conventional loan, likely bank application.
Generates a personalised report to present to your bank.

Accessing the simulation

Go to jl-home.fr/simulateur-ptz.
Enter your zone, income, household composition, planned contribution and property price.
The simulator offers several repayment scenarios.
Download your report and book an appointment with an JL HOME adviser to refine it.

Pitfalls to avoid when simulating

1. Forgetting ancillary costs

Well beyond the purchase price:

Notary fees (2–3 % for new-build).
Brokerage fees (if applicable).
Agency fees (included in the price or charged separately).
Notarial disbursements (file costs, electricity, etc.).

Tip: add 3–4 % to the property price to be prudent.

2. Overestimating your future income

Banks rely on your current stable income, not on promised increases. Do not count on an imminent promotion or change of job.

3. Ignoring the length of the deferral

A long deferral means low payments at first, but a rise later on. Prefer a profile suited to your long-term situation.

4. Neglecting other debts

The debt ratio includes all your loans: consumer credit, car leasing, etc. Repay your debts before simulating.

PTZ and new-build rental: an impossible combination

Important reminder: the PTZ is reserved for the main residence. If you are considering a rental investment (LMNP, LLI, micro-BIC), the PTZ does not apply. Consult a JL HOME adviser to explore other schemes that optimise your rental taxation.

From simulation to action

Once your PTZ simulation is validated, the next steps are:

Find the right new-build property (PTZ area, compatible price).
Gather your personal contribution or explore Action Logement aid.
Prepare your bank application (payslips, tax notices, JL HOME simulation).
Launch your PTZ applications with the bank and the specialist lender.
Follow up your loan with a broker or your banker.

Conclusion: do not simulate alone

The PTZ simulation gives a realistic picture, but it does not guarantee your bank's acceptance. Rates, conditions and complementary aid change regularly and depend on your specific profile.

JL HOME advisers incorporate the official 2026 scales, refine your simulation, direct you towards eligible properties and prepare a solid bank application for you.

Unsure about your borrowing capacity or your eligibility? Book a free consultation with a JL HOME expert or try our personalised PTZ simulator. A few minutes is enough to clarify your situation.

Your main residence project starts now. 🏡

Frequently asked questions

What are the 2026 PTZ income ceilings?

The ceilings vary by zone (A bis, A, B1, B2) and by the number of people in your household. For example, a couple in zone A (mainland France) generally has a net ceiling higher than a couple in zone B2. Check this with our simulator or a JL HOME adviser for your exact zone and household composition.

Can I combine a PTZ with a standard mortgage?

Yes, that is in fact the rule. The PTZ covers part of the financing (generally 40–60%), and the remainder is financed by a standard loan from a bank. This combination of PTZ and standard loan is the usual approach.

What is the maximum PTZ amount in 2026?

The maximum amount depends on the zone and on your deposit. For guidance, the 2026 PTZ ceilings range from 150 000 € in zone B2 to 250 000 € in zone A bis for a household without children. Please check the precise figure for your zone.

How long does the PTZ last in total?

The total duration is between 20 and 25 years, made up of a deferral phase (during which you do not repay) of 6–8 years and a repayment phase. The exact duration depends on your income and your zone.

Do I need a deposit to obtain a PTZ?

No. The PTZ is available even without a personal deposit. However, a deposit strengthens your bank application and can increase your PTZ up to a ceiling. Simulations show that a deposit of 5–10% often optimises your financing.

Does the PTZ apply to second-hand properties?

The standard PTZ applies to new homes. For existing homes, the PTZ is reserved for significant energy-renovation works (an improvement of at least 25% in energy performance). JL HOME focuses on new homes, where the PTZ is automatically applicable.

How do I find out my PTZ zone?

Enter your address in our simulator or ask your JL HOME adviser. Zones (A bis, A, B1, B2) are determined by commune. Even neighbouring communes can fall into different zones.

Can I use my PTZ for a buy-to-let investment?

No. The PTZ is reserved for a main residence. For a rental purchase, explore other schemes such as the LLI, the micro-BIC or tax depreciation schemes. A JL HOME adviser can suggest a suitable strategy.

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