100% Mortgage 2026: First-Time Home Buyer Guide

100% mortgage without down payment: is it really possible?

Buying a house without a down payment is no longer just a theoretical hypothesis. In 2026 it is possible to get a 100% mortgage thanks to the First Home Guarantee Fund managed by Consap.

Normally banks finance up to 80% of the value of the property, requiring a 20% advance. But with the state guarantee, the lender can cover the entire price of the propertyeliminating the need for initial savings.

🏛️ What is the Consap Guarantee Fund

The First Home Guarantee Fund, active since 2013 and constantly refinanced, does not provide money directly to citizens.

👉 The State intervenes as a guarantor towards the bank.

In practice:

• the State guarantees up to 80% of the capital share
• the bank is better protected in the event of insolvency
• increases the possibility of obtaining a 100% mortgage

💶 Requirements to obtain a 100% mortgage

To access the Consap Fund, some fundamental conditions must be respected:

✔ Maximum loan amount: 250.000 euro
✔ Must be first house
✔ You must not own other residential properties (except for inheritances or donations)

👨‍👩‍👧‍👦 Who has priority in 2026

The Fund provides a “super-guarantee” for categories considered more fragile.

👇 They have priority:

• young people under 36
• young cohabiting or married couples
• single-parent families with minor children
• public housing tenants

📊 100% mortgage for large families: new ISEE thresholds

An important change concerns families with multiple children.

📌 Updated thresholds:

• 3 children under 21 → ISEE up to €40,000
• 4 children → ISEE up to €45,000 + 85% guarantee
• 5 or more children → ISEE up to €50,000 + 90% guarantee

👉 The greater the number of children, the greater the state coverage.

📈 Interest rates and escape clause

Consap mortgages must respect the limit TEGM (Global Average Effective Rate).

However, if market rates (10-year IRS) suddenly rise, a safeguard clause.

In practice:

• the bank may temporarily exceed the TEGM ceiling
• Blocking of supplies is avoided
• the mortgage remains accessible even in unstable market phases

👉 This mechanism prevents banks from suspending financing right before the deed.

🏦 How to request a 100% mortgage

The application is not submitted directly to Consap, but through the bank participating in the Fund.

Procedure:

1️⃣ Check that the bank joins the Consap Fund
2️⃣ Present updated ISEE and preliminary purchase
3️⃣ The bank forwards the request
4️⃣ Waiting for response (about 20 working days)

If the warranty is approved:

👉 You have 90 days to take out the mortgage
Otherwise the coverage lapses.

🎯 Concrete advantages of the 100% mortgage

✔ No advance payment required
✔ Easier access for young people and families
✔ State coverage of up to 90% for large families
✔ Higher probability of approval

⚠️ Attention: the bank still evaluates your creditworthiness

The state guarantee does not completely replace the bank evaluation.

The bank will however verify:

• income
• job stability
• repayment capacity

The Fund increases the possibilities, but does not eliminate risk analysis.

🧠 Conclusion

In 2026 the 100% first home mortgage represents one of the most concrete solutions for young people and families who do not have a down payment.

The Consap Fund confirms itself as a central tool to facilitate access to real estate credit in an increasingly complex market.