Is It Still Possible to Obtain a Mortgage Without Prior Funds in 2026?
New rules on loan-to-value (LTV) ratios have made it more complex to borrow 100% of the purchase price of a property. Yet for many households, buying a home without significant savings remains a key objective. Discover how current regulations work and in which cases you can still access a home loan with limited or no own funds.
Whether you are a first-time buyer, purchasing a second home, or investing in rental property, understanding these exceptions can help you prepare a solid financing file and negotiate the best conditions with your lender.
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As a general rule, the loan-to-value ratio is limited to 90%. This means you must normally finance the remaining 10% of the purchase price, plus registration and notary fees, with your own funds.
However, several targeted exceptions allow certain borrowers to exceed this 90% threshold and, in some cases, borrow up to the full purchase amount.
Who Can Still Borrow Without (or With Few) Own Funds?
The general framework introduced from January 1, 2020, and still applicable in 2026, pushes banks to be more cautious with highly financed mortgages. In practice, a standard file should not exceed a 90% loan-to-value ratio. You must therefore be able to cover both the remaining 10% and all transaction costs (registration fees, notary fees, and possibly mortgage registration) yourself.
Yet regulators have provided a margin of flexibility. Each lending institution may still grant a certain proportion of loans above 90% LTV. These “exception” files are closely monitored and usually reserved for profiles with stable income, healthy credit history, and a convincing long-term repayment capacity.
Understanding how banks use this margin is essential if you hope to finance your project with limited savings. Below are the main categories of borrowers who can still benefit from an LTV above 90%, or even approach 100%, in 2026.
Key Advantages and Exceptions You Can Leverage
Young First-Time Buyers
If you are buying your first home, banks have more flexibility:
- Up to 35% of the loans granted by a lender may exceed the 90% LTV limit.
- Within this margin, 5% of the loans may even exceed a 100% LTV.
This means that, for a limited number of well-prepared files, borrowing without prior funds can still be considered, especially for young households with strong future earning potential.
Second-Time Buyers
For borrowers purchasing a property for the second time, the flexibility is more limited:
- Up to 20% of the loans granted may exceed the 90% LTV threshold.
- The LTV can be higher than 90% but never above 100%.
In this case, you will generally need to contribute at least part of the equity and fees yourself, but you can still benefit from a relatively high financing rate if your situation is solid and your file is well structured.
Rental Investment
For buy-to-let properties, the rules are stricter, as these loans are considered riskier:
- The usual maximum loan-to-value ratio for rental investments is 80%.
- In up to 10% of cases, banks may go up to a 90% LTV.
You therefore need a more significant equity contribution for rental projects, especially if you are aiming for a competitive rate and long-term profitability.
How to Maximize Your Chances Without (or With Limited) Own Funds
In 2026, access to a mortgage without prior funds mainly depends on the quality of your file. Lenders will closely analyze your income stability, debt ratio, professional status, and repayment history. The better these elements, the more likely your bank is to use its exception margin in your favor.
Preparing a clear and complete application, comparing several offers, and choosing the right property profile (price, location, rental potential) are all decisive steps. By working with a specialized broker, you can identify which banks are most flexible regarding LTV ratios and which solution is best suited to your situation.
A personalized analysis will also help you determine whether a slightly lower LTV with a better rate and more comfortable monthly repayments might be more advantageous for you in the long term than a 100% loan with tighter conditions.
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