Mortgage rates in France: where do we stand in November 2026?
By Nicolas Borge, founder of Valeur Immo Paris · Updated 4 November 2026
You are selling, and your buyers are borrowing. The rate they get decides the price they can pay. Every month we take stock: where rates stand, why they move, and what it means for a sale in Paris.
The essentials in 4 points
- Rates have been rising since the summer: around 3.5% over 15 years to 3.8% over 25 years in early November 2026.
- Over one month, the increase is about 0.1 point on 20 and 25 years (Pretto).
- The French 10-year government bond yield (OAT) went above 5% in late October, pushing banks to raise their rate grids.
- Brokers mention a scenario close to 4% over 25 years by the end of the year. It is a hypothesis, not a forecast.
November 2026 rates
Indicative rates excluding insurance, taken in early November from three brokers. The last column is a simple average, not an official statistic.
| Term | CAFPI | Pretto | Meilleurtaux | Average |
|---|---|---|---|---|
| 15 years | 3.40% | 3.56% | 3.58% | 3.51% |
| 20 years | 3.61% | 3.76% | 3.71% | 3.69% |
| 25 years | 3.75% | 3.85% | 3.80% | 3.80% |
At Pretto, the one-month increase is 0.06 point over 15 years and 0.11 point over 20 and 25 years. Lower-income profiles pay more: up to 4.07% over 25 years below €40,000 of annual income, against 3.53% above €120,000. Sources: Pretto and lesiteimmo.com (both in French).
Monthly history
Simple average of three brokers (CAFPI, Pretto, Meilleurtaux), excluding insurance. One row is added every month.
| Month | 15 years | 20 years | 25 years |
|---|---|---|---|
| November 2026 | 3.51% | 3.69% | 3.80% |
Why rates are rising
- The ECB. Its deposit rate is 2.50% after two 0.25-point increases, in June and September. It kept it unchanged on 29 October, but does not rule out further increases if inflation stays high.
- The French State. The 10-year OAT yield, the rate at which France borrows, crossed 5% on 21 October. According to Pretto, it is its highest level since 2002.
- The banks. Several raised their grids by 0.20 to 0.30 point in mid-October. These increases only partly show in October’s figures: they will weigh more on November files.
Another benchmark: the usury rate is 5.40% for loans of 20 years and more since 1 October. It will be revised on 1 January 2027.
What it means for a buyer
A simple example, with a €2,000 monthly payment over 25 years, excluding insurance:
- At 3.74%, the buyer can borrow about €389,400.
- At 3.85%, 0.11 point higher, about €384,900.
- If the rate reaches 4%, they lose a further €6,000 or so of borrowing capacity.
In other words, this month’s rise costs about €4,500 of budget at an equal monthly payment. On a 2-room apartment in the Marais, that is not an earthquake. But it adds up month after month, and it hits the tightest buyers first: first-time buyers and small deposits.
What it means for a seller
- The starting price weighs more. When buyers’ budgets shrink, an overpriced property stays longer on the market and ends up negotiated harder. Our latest case shows the opposite: a consistent price from day one created competition between buyers.
- Financing must be checked. An offer is worth what its financing plan is worth. We have our broker check every file before we present you with an offer.
- Waiting is not free. If rates keep rising, buyers’ budgets fall. If you are hesitating between selling now and later, compare with renting.
Prices by area: Haut-Marais, Saint-Paul / Place des Vosges / Arsenal, Hôtel de Ville / Saint-Merri or Bastille.
What we are watching next
- S&P Global Ratings’ review of France’s rating, expected on 27 November 2026.
- The next ECB meeting.
- The revision of the usury rate on 1 January 2027.
This article is updated every month. To find out what these market conditions mean for your property, request a valuation, based on actual sales around your address.
This article gives general information, not financing advice. Rates are indicative, excluding insurance, and vary with the borrower’s profile. Figures consulted on 4 November 2026.