Mortgage rates in France rose modestly in early 2026—pre-negotiation averages about 3.40%–3.55%. Banks still lend and favour well-prepared first-time buyers.
Bad news for some homebuyers: several French banks have slightly increased mortgage rates at the start of 2026. Broker Empruntis’ “trend scout” shows a generalized rise across terms, with average pre-negotiation rates at roughly 3.40% for ten-year loans, 3.45% for twenty-year loans and 3.55% for twenty-five-year loans.
The hikes so far remain modest. Caroline Arnoud, director of the broker Cafpi, says rates recorded to date show either stability or increases of about 0.10% to 0.15%. “Banks are adjusting their scales (around +0.5 percentage point on average), offering a certain margin of negotiation — via discounts — for those who structure their project well,” she adds.
The movements reflect the rise in OATs (French government assimilable Treasury bonds), which traditionally help set mortgage pricing. After the ten-year government bond climbed above 3.6% in December, it was unsurprising to see lenders reprice some offers at the start of the year.
Despite the slight tightening, lenders do not mechanically pass every market fluctuation through their published rates. Banks retain commercial flexibility, choosing which customer profiles to attract and how much discount to grant. That competition and selective discounting help keep credit accessible for many borrowers.
First-time buyers are proving especially well placed. The High Council for Financial Stability (HCSF) reports that 47%–48% of mortgages granted in the fourth quarter of 2025 went to first-time buyers, up from roughly 30%–32% at the start of the decade. Market observers say banks are once again prioritizing this segment, provided applications are well prepared and financing is structured sensibly.
What this means for prospective borrowers:
• Expect slightly higher headline rates, but don’t accept the first offer without trying to negotiate.
• Focus on a clean, well-documented file and a realistic financing plan to unlock discounts.
• First-time buyers may still enjoy favorable access, but banks remain selective on income and project quality.Bottom line: mortgage rates in France have ticked up, largely in response to bond-market moves, but the rise is moderate and lending remains broadly available — particularly for well-prepared first-time buyers.
