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What is the maximum value of the house I can buy?
Discover the maximum value of the house you can buy with your financial situation
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Fill in the necessary data and click "Simulate" to calculate the maximum value of the housing, the available financing, and the costs associated with the purchase.Customize your simulation !!
Our simulator helps you understand, in one place, which house you can buy and how much it will cost you.Based on your income, monthly expenses, available own capital, and loan term, the simulator calculates the maximum property value you can acquire, the estimated monthly payment, your effort rate, and all taxes and costs associated with the purchase (IMT, Stamp Duty, commissions, and registrations).Unlike a simulator that calculates only one isolated tax, this one shows you the complete picture: not only how much you will pay, but also if, with your income and savings, you can actually buy the house you aspire to.
It is the highest property value you can buy considering your situation.This value is limited by two factors simultaneously:• The own capital, that is, the savings you have available for the down payment. There is a part of the property that the bank does not finance (usually 10% in the case of a primary residence), and this part must come out of your pocket.• The income, which determines your payment capacity. Even with a good down payment, the income defines how much the bank can lend you through the effort rate.The simulator always considers the most restrictive factor of the two.In other words, the maximum value presented is the one that simultaneously respects your savings and your ability to support the monthly payment.
This is one of the most important situations to understand.When the factor limiting you is the own capital (the down payment), earning more does not give you access to a more expensive house, because the problem is not your ability to pay the installment, but the money you have available for the down payment.Imagine you have 20,000 € in savings to buy a primary residence, where the bank finances up to 90%.Those 20,000 € correspond to the 10% down payment of a 200,000 € property. Even if your income increases, you will still be limited to that value because you do not have more capital for the down payment.In this case, what allows you to buy a more expensive house is not increasing your income, but increasing your savings.When the limiting factor is income, the opposite happens: the value of the house increases if the income rises and decreases if the income falls, keeping the installment within the effort rate limit.
The effort rate is the percentage of net monthly income that is committed to paying expenses and credit installments. It is one of the main indicators used by banks to assess the risk of a loan.The lower the effort rate, the more balanced the family budget tends to be, and the higher the probability of loan approval.For those looking to buy a house with financing, this indicator plays a fundamental role because it directly influences the amount the bank can lend.As a reference, an effort rate up to 35% is generally considered healthy. As it approaches or exceeds 50%, the effort becomes high and significantly increases the risk of the loan not being approved.It is important to note that not all income is considered in the same way. Variable or non-recurring components — such as allowances, bonuses, commissions, overtime, or in-kind income — may be considered only partially or through an average of several months.To obtain a more realistic simulation, preferably use your fixed and recurring net income.In the simulator, you can also choose the reference effort rate limit (45% or 50%) to understand how this choice influences the maximum amount you can finance.
The average net monthly income is the average amount the household has available each month to meet its expenses, after taxes and mandatory contributions.This indicator is used in the analysis of the household's financial capacity and is one of the elements considered in the evaluation of credit applications.
The calculation is done by adding all the recurring annual net incomes of the household and dividing that amount by 12 months.Formula: Average Net Monthly Income = Total Annual Net Incomes ÷ 12
Because the goal is to determine an average monthly amount. Employees generally receive 14 payments per year (12 salaries, a holiday bonus, and a Christmas bonus). Thus, to correctly reflect the average available income, it is necessary to distribute this annual income over the 12 months of the year.Example: an employee who receives 1,500 € net per month will typically have 12 salaries of 1,500 €, 1 holiday bonus of 1,500 €, and 1 Christmas bonus of 1,500 €. The total annual amount is 1,500 € × 14 = 21,000 €, and the average net monthly income is 21,000 € ÷ 12 = 1,750 €.If the bonuses are paid in twelfths, just consider the actual net monthly amount received, as the calculation already incorporates these amounts.
The annual net salary is considered, including holiday and Christmas bonuses.Formula: (Net monthly salary × 14) ÷ 12Example: for a net monthly salary of 1,800 €, the average net monthly income is (1,800 € × 14) ÷ 12 = 2,100 €.
In the pre-analysis phase, it is considered, for simplification, that the net income corresponds to 75% of the annual gross billing. This percentage aims to approximately reflect the activity costs, mandatory contributions, and taxation.Formula: (Annual Gross Billing × 75%) ÷ 12Example: for an annual billing of 60,000 €, the net income considered is 60,000 € × 75% = 45,000 €, and the average net monthly income is 45,000 € ÷ 12 = 3,750 €.
In these cases, billing should not be used as income. An establishment can bill hundreds of thousands of euros per year, but a large part of that amount is intended for paying goods, salaries, rent, energy, taxes, and other operating costs. For pre-analysis purposes, it is considered, for simplification, that the net income corresponds to 15% of the annual gross billing.Formula: (Annual Gross Billing × 15%) ÷ 12Example: for an annual billing of 360,000 €, the net income considered is 360,000 € × 15% = 54,000 €, and the average net monthly income is 54,000 € ÷ 12 = 4,500 €.
The income that effectively enters the household should be considered, namely the monthly remuneration and the regular distribution of profits, when applicable.The company's turnover does not correspond to the household's income.
The annual net pension amount is considered, including any bonuses, divided by 12 months.
The annual net income obtained from the rents received is considered, divided by 12.
Yes. All recurring incomes that regularly contribute to the household budget should be included, as long as they can be proven.
Occasional or extraordinary incomes should not be considered.Examples:• sale of properties;• sale of cars;• inheritances;• one-time compensations;• occasional bonuses;• withdrawals from savings;• other non-recurring receipts.
All annual net incomes of each household member should be summed and the total divided by 12 months.Example: consider a household with member A (employee, net salary of 1,700 €/month), member B (self-employed, annual billing of 48,000 €), and rental income of 6,000 €/year. Member A contributes 1,700 € × 14 = 23,800 €, member B contributes 48,000 € × 75% = 36,000 €, and the rentals contribute 6,000 €. The total annual income is 23,800 € + 36,000 € + 6,000 € = 65,800 €, and the average monthly net income is 65,800 € ÷ 12 = 5,483.33 €.
Because it allows for a correct assessment of the household's financial capacity.It eliminates distortions caused by the payment of holiday and Christmas bonuses, the seasonality of some activities, months with higher or lower billing, and extraordinary incomes.This way, a more realistic view of the household's economic capacity is obtained.
No. This methodology is intended for preliminary financial analysis and allows for a quick estimate of the household's average monthly net income.The definitive analysis will always depend on the documentation required by the financial institution, such as IRS declarations, settlement notes, pay slips, financial statements, or other elements that confirm the actual income received.
LTV (loan-to-value) is the percentage of the property's value that the bank is willing to finance. The remaining part must be covered by you, through your own capital.The usual values are:• 90% for primary residence (10% down payment);• 80% for secondary residence (20% down payment);• up to 100% for young people eligible for the state's public guarantee, within the measure's limits.The lower the LTV, the higher the required down payment. This is why a second home generally requires more savings than a first home.
When buying a house, it's common to forget the costs that add up to the property's price, which often represent a considerable bill.The simulator presents them in detail so you can plan your budget without surprises.These costs include:• IMT (Municipal Tax on Onerous Property Transfers);• Stamp Duty on the property purchase;• Stamp Duty on the credit;• bank commission and appraisal expenses;• deed and registration.It's important to note that there are amounts that cannot be financed by the bank, namely the down payment and taxes. These must be covered with your own capital, which is why the simulator shows the effective capital you have left for the down payment after deducting these expenses.
IMT is the tax paid to the State whenever there is a change of property owner.It is settled before the deed and its value depends on several factors:• property value;• location (Mainland or Autonomous Regions);• purpose (primary or secondary residence);• buyer's age.The tax is calculated by progressive brackets and always applies to the higher of two values: the purchase price declared in the deed or the Taxable Asset Value (VPT).Each bracket corresponds to a rate (between 0% and 8%) and, in most cases, a deduction.
The deduction is a kind of discount applied in the IMT calculation, making the progression of the brackets fairer.Example:Imagine you buy a primary residence on the Mainland for 200,000 €.This value falls into a bracket with a 7% rate, which would correspond to 14,000 €.However, this bracket benefits from a deduction of 10,457.96 €.Thus, the IMT actually paid is 3,542.04 €, not 14,000 €.
When buying a house, there are two Stamp Duty components, and the simulator distinguishes both.The first applies to the property purchase and corresponds to 0.8% of the purchase price. For a house of 200,000 €, it corresponds to 1,600 €.The second applies only when there is bank financing and is levied on the loan amount, not on the total property value.Thus, the lower the financed amount, the smaller this tax component.
Since 2024, young people up to 35 years old can benefit from IMT and Stamp Duty exemption when purchasing their first primary residence.In 2026, the limits are:• Up to 330,539 €: full exemption from IMT and Stamp Duty.• Between 330,539 € and 660,982 €: partial exemption, paying only on the part that exceeds 330,539 €.• Above 660,982 €: no exemption.In the Autonomous Regions, the limits are higher:• Full exemption up to 413,174 €;• Partial exemption up to 826,228 €.
To benefit from the exemption, the buyer must be up to 35 years old at the date of the deed and be acquiring their first primary residence.Additionally, they cannot be the owner or co-owner of another property, nor have been in the three previous years.Young people considered dependents for IRS purposes in the year of purchase are also excluded.There is no income limit to benefit from this measure.
Yes, generally.Although IMT rates are the same as on the Mainland, the value brackets are higher in the Autonomous Regions.In practice, this means that the tax starts being paid only for higher-value properties, often reducing the IMT on an equivalent purchase.The simulator automatically applies the table corresponding to the selected region.
When there are two buyers and only one meets the requirements for the Young IMT, the benefit applies only to that buyer's share.The ineligible buyer pays the IMT and Stamp Duty corresponding to their part of the acquisition.Example:In an equal-part purchase, if only one buyer is eligible, that buyer benefits from the exemption for their half, while the other pays the taxes related to their share.The simulator automatically performs this proportional calculation, according to the number of buyers and young buyers indicated.
No. The simulator provides an estimate based on the data entered and the official tables in force.The final value may vary depending on applicable tax benefits, the difference between the declared value and the Taxable Asset Value (VPT), or the specific conditions proposed by each bank.The simulation is only a planning support tool and does not represent a credit proposal or a binding tax calculation.To obtain definitive values, you should confirm the information with the bank and the Tax Authority.