The Prêt à Taux Zéro (PTZ - Zero-Interest Loan) is the most powerful financial assistance scheme available to first-time buyers for financing their first new build home in Marseille. In 2026, it features major updates that expand access to the program and increase the fundable amounts.
Extended until December 31, 2027, with adjusted income ceilings and an extension nationwide, the PTZ now represents an opportunity that every first-time buyer in Marseille must include in their financing strategy.
Since April 1, 2025, a major overhaul transformed the PTZ: the scheme is now extended to all new build homes across the entire country, without geographic zone restrictions. This opening, which also benefits less high-demand areas (zones B2 and C), confirms that Marseille—classified as Zone A—retains its PTZ terms at maximum capability.
The incentive program is extended until December 31, 2027, giving buyers sufficient visibility to plan their purchase project. The 2026 regulations apply to loan offers issued within the year, meaning current conditions must be verified at the exact moment the loan offer is issued.
One of the primary changes to the PTZ in 2026 is the upward adjustment of income ceilings by 8% to 13% depending on the zone, allowing more households to access the program. In Zone A—which includes Marseille—a single individual can now earn up to €37,000 annually (reference taxable income from year N-2) to be eligible.
For couples, the threshold is higher and varies depending on the composition of the household. This adjustment is significant: households that were excluded from the PTZ scheme in 2024 can now benefit, extending eligibility to a large portion of Marseille's middle class.
The PTZ can finance up to 50% of the total operation cost for new build real estate in Zone A. This loan ratio ceiling is the highest ever granted since the inception of the program. In practice, this means that for a new build apartment priced at €280,000 in Marseille, the PTZ can finance up to €140,000 entirely interest-free.
Repayments span over 20 or 25 years with a grace period that can reach up to 15 years depending on income levels, making it possible not to pay back the PTZ during the initial years following the acquisition—a valuable cushion for households whose cash flow might be tight during their first years of property ownership.
Our real estate agency in Marseille assists first-time buyers in optimizing their PTZ financial planning.
To qualify for the PTZ, the buyer must be a first-time buyer, defined as not having owned their primary residence during the two years preceding the loan application. This two-year rule is calculated from the date the loan offer is formally issued.
Several exceptions allow individuals who previously owned property to regain first-time buyer status: individuals with a recognized disability, victims of a natural disaster that rendered their home uninhabitable, and since 2026, buyers purchasing a home under a Real Solidarity Lease (BRS - Bail Réel Solidaire).
The PTZ applies primarily to the purchase of a new build home—whether an apartment or a detached house, off-plan (VEFA) or completed but never occupied. It can also finance an existing property, provided that the renovation works represent at least 25% of the total operation cost.
In Marseille, nearly all granted PTZ loans concern new build acquisitions, as the 25% renovation threshold is difficult to reach in areas where existing properties are expensive. The property must be used as the buyer's primary residence.
Eligibility for the PTZ is determined by the reference taxable income (RFR - Revenu Fiscal de Référence) from the year N-2—meaning the 2024 tax statement for a PTZ requested in 2026. The entirety of the tax household is taken into account, not just the income of the primary borrower.
If a household experienced a significant change in income between year N-2 and the application year—such as a promotion, career shift, or the birth of a child—this situation may modify eligibility in either direction.
A single individual whose 2024 RFR amounts to €32,000 wishes to purchase a new 45-square-meter 1-bedroom (T2) apartment for €210,000 in the 10th arrondissement. In Zone A for a one-person household, they are fully eligible for the PTZ.
The 50% ratio allows them to borrow up to €105,000 interest-free. Combined with a personal contribution of €15,000 and a primary mortgage of €90,000, this arrangement allows them to acquire their home with reduced monthly payments and thousands of euros in interest savings over the duration of the PTZ.
A couple with one child, whose combined 2024 RFR amounts to €58,000, plans to buy a new 70-square-meter 2-bedroom (T3) apartment for €320,000 in the 9th arrondissement. With a 3-person household in Zone A, the income ceiling is higher, and the couple remains eligible for the PTZ.
The 50% ratio allows them to finance up to €160,000 interest-free, which represents half of the acquisition price. The primary mortgage will stand at €145,000 if the couple provides a personal contribution of €15,000. This arrangement noticeably reduces the total cost of credit and improves monthly disposable income.
The PTZ is a complementary loan: it cannot finance the entire project and must be topped up by a primary mortgage from a banking institution. The bank granting the PTZ remains free to decline it if it considers that the borrower's file does not present adequate creditworthiness.
In Marseille neighborhoods situated in ANRU or QPV urban renewal zones, combining the PTZ with a reduced VAT rate of 5.5% represents the tax optimum for first-time buyers. The reduced VAT drops the listed price by roughly 14.5%, which mechanically lowers the baseline for the PTZ calculation and improves the financial feasibility of the deal. Discover the Eastern Marseille new build developments 2026 eligible for these programs.
First-time buyers employed by businesses with more than 10 employees can supplement their PTZ with an Action Logement loan at preferential rates. This loan, whose amount varies based on company size and current collective agreements, can finance an additional €10,000 to €30,000 at a low rate.
The 2026 Finance Act opened the PTZ to buyers purchasing a home under a Real Solidarity Lease (BRS), including resales. The BRS scheme allows buyers to purchase the property structure without buying the underlying land—which remains the property of a Solidarity Land Organization (OFS)—reducing the purchase price by 20% to 40% compared to the open market. Combined with the PTZ, this mechanism allows low-to-middle-income households to access property ownership in areas like Marseille where prices have risen sharply in recent years.
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