Financing a €1 Million Apartment in Nice: Rates, Deposit and Monthly Payments

Rates: where do we stand?

Mortgage rates edged back up in autumn 2026. The Observatoire Crédit Logement / CSA recorded 3.27% over 20 years in August 2026 (fixed rate, excluding insurance). For September, CAFPI reports 3.43% and Meilleurtaux a range of 3.40% to 3.54% over 20 years (accessed 3 October 2026). Rate scales change every week: ask for up-to-date offers.

For a large loan, banks often offer finer terms to strong profiles (stable income, substantial deposit). A broker can pit several institutions against each other.

A sample monthly payment

Indicative calculation using the standard formula for a constant-payment loan, at a nominal annual rate of 3.45%; borrower insurance, arrangement fees and the guarantee (mortgage, surety) come on top. This is not a credit offer.

The rules governing the loan

• The Haut Conseil de stabilité financière recommends that banks not exceed a debt-to-income ratio of 35% (insurance included) and a maximum term of 25 years.
• Banks generally ask for a deposit covering at least the notary and guarantee fees, often 10% to 20% of the price for a property in this category.
• A property in good condition, with a decent DPE, a garage and a cellar is easier to finance and insure. The Le Vert Boron apartment is renovated, rated DPE D and GES A.

Financing from abroad

French banks do lend to non-residents, but with additional requirements: a larger deposit, translated proof of income, and sometimes a mortgage or guarantees on other assets. Allow more time. Read our guide to buying in Nice from abroad.

Practical steps

• 1. Assess your borrowing capacity with a broker or several banks.
• 2. Get a financing certificate issued before you start viewing.
• 3. Sign the preliminary agreement (compromis) with a condition precedent for obtaining the loan (usual period of 45 to 60 days).
• 4. Prepare for the notary fees: see notary fees in Nice.

This information is general. View the apartment listing and contact us to arrange a viewing.

Insurance, guarantee and ancillary costs

Beyond the nominal rate, three items change the real cost of the loan: borrower insurance, which can account for a significant share of the total cost over a long term and which the law allows you to take out outside the bank (insurance delegation); the loan guarantee, in the form of a surety or a mortgage, whose cost depends on the institution and the amount; and arrangement fees. Compare the APR (TAEG, annual effective global rate) rather than the nominal rate alone.

For a large amount, a mortgage guarantee is common and involves registration fees at the notary, to be included in the overall budget alongside the acquisition costs.

Sources and consultation date

• Observatoire Crédit Logement / CSA — August 2026 rates: 3.27% over 20 years, accessed 3 October 2026
• CAFPI (September 2026) and Meilleurtaux (early September 2026) — 20-year rates, accessed 3 October 2026
• Haut Conseil de stabilité financière — recommendations of 35% debt ratio and 25-year maximum

Related reading

• Notary Fees in Nice in 2026: How Much to Budget When Buying
• Taxes on Buying an Apartment in Nice: What You Need to Know
• Buying an apartment in Nice as a foreign buyer: from offer to signature