PAS and PC loans in France 2026: caps and rates

PC and PAS: what they finance

Both loans finance the borrower’s main residence, which they must occupy no later than 1 year after the purchase or completion of works. This period can be up to 6 years if you plan to live there in retirement and let it until then under specific rules (service-public.gouv.fr). Eligible operations:

• buying a plot and building;
• buying a new-build home;
• buying an existing home, with any improvement works of at least €4,000 if the home was completed at least 10 years ago;
• converting premises into a home, extending;
• energy-saving works of at least €4,000 in a home existing on 1 July 1981.

Up to 100% of the operation, but not the fees. Both loans can cover the entire cost, but not notary fees, mortgage fees, application fees or the purchase of furniture. ANIL makes the point: “You will need a deposit to finance them.” See our page on the apport personnel (personal deposit).

Maximum rate by offer date

Source: service-public.gouv.fr, PC and PAS pages verified 2 October 2026, based on the rates published by the SGFGAS (the body managing the guarantee fund for social home ownership).

These rates are caps: each bank sets its rate below them. The rate may be fixed, variable or mixed. Service-public.gouv.fr recommends comparing offers by their TAEG (APR), which includes fees and insurance.

PAS income caps

The regulated loan is subject to no income condition in the service-public.gouv.fr page. The PAS is. The income taken into account is the higher of two amounts: the sum of the future occupants’ revenus fiscaux de référence (reference taxable income) for year N-2, or the total cost of the operation divided by nine (ANIL).

Source: ANIL, page “Prêt d’accession sociale (PAS) à la propriété”. These amounts are identical to the caps for the PTZ 2026 (zero-rate loan). The service-public.gouv.fr simulator lets you check your eligibility and your commune’s (municipality’s) zone.

Advantages specific to the PAS

According to ANIL and service-public.gouv.fr:

• application fees capped at €500, with no extra charge for a flexible loan;
• security exempt from taxe de publicité foncière (land registration tax): the PAS must be secured by a mortgage or a privilège de prêteur de deniers (lender’s lien), but without this tax;
• reduced notary fees on the loan deed.

What can be added. The PC and PAS can be topped up with a deposit, a PTZ, a home savings loan, a fixed-rate loan at a rate no higher than that of a CEL (home savings account) loan, an Action Logement loan or a bridging loan. However, they cannot be combined with a “standard” mortgage (service-public.gouv.fr).

APL accession in 2026

Personal housing benefits reduce rent or loan repayments for a main residence. But ANIL is clear: “Since 1 January 2018, housing benefits for owners (APL Accession) have been abolished for new home buyers.” A household taking out a PAS or PC in 2026 therefore cannot count on the APL to lighten its repayments.

Which professional to consult

Not all banks offer the PAS: the courtier en crédit (mortgage broker) knows which have signed the agreement and how to combine it with a PTZ. The notaire (notary) calculates the purchase costs, which the PAS does not finance. For an existing home with works, the diagnostiqueur (property surveyor) carries out the DPE (energy performance certificate) that guides the energy-saving works.