Mortgage loan and budget guide
How much down payment is required to buy a house?
The down payment required to buy a home is not a fixed percentage of the sales price that applies to everyone. The appraisal value that the bank accepts as collateral, the value range and energy class of the house, the buyer's current home ownership and the loan amount approved by the bank change the result. The actual down payment is the cash difference between the price to be paid to the seller and the available credit; title deed and other expenses are added to this.
One-minute summary
What to remember before deciding
- Monitor the sales price, appraisal value and approved loan amount as three separate figures.
- Consider the BRSA loan/value ratio as the maximum limit; Take into account that the bank may approve a lower loan.
- Check that current home ownership and energy class may affect credit capacity.
- Add title deed, brokerage, loan, moving and first period expenses to the down payment.
- Maintain a safe cash reserve and monthly installment balance without tying the entire savings to the down payment.
Find the down payment backwards from the approved loan, not from the sales price
In its simplest form, the down payment is the remaining amount when the loan approved by the bank is subtracted from the sales price agreed with the seller. The bank does not determine the loan based solely on the sales price; The authorized valuer's report, the regulatory credit/value limit and the client's income-debt assessment work together.
For this reason, saving 10 percent of the listing price may not be enough for every house. If the appraisal is lower than the sales price, the regulatory rate can be applied to the lower value and the price difference is added directly to the buyer's cash needs. The bank's approval of a loan below the maximum limit will have the same result.
Title deed fee, brokerage, loan expenses and first term reserve must be added separately from the down payment.
Short answerThe down payment rate is determined by the house you choose and the approved loan, not the bank advertisement.Finalize the decision budget only after expertise and bank approval; Before making an offer, use a cautious scenario.
Read current BRSA limits as maximum credit capacity
BRSA's decision dated January 29, 2026 determines the maximum loan/value ratio in housing loans according to the housing value range and the class in the Energy Identity Certificate. As the value increases, the maximum rate decreases; Higher rates may be applied for residences in energy classes A-B. This table is the regulatory ceiling, not the final approval of the loan.
The decision also states that the reduced application in the 2023 board decision will continue at the new rates for consumers who previously owned at least one residence. Home ownership of oneself, one's spouse, or children under 18 may affect the evaluation; Exception and share conditions should be checked by the bank with current records.
| Housing value | A-B energy | C energy | Other |
|---|---|---|---|
| 5 million TL and below | 90% | 80% | 70% |
| 5–7 million TL | 80% | 70% | 60% |
| 7–10 million TL | 70% | 60% | 50% |
| 10–20 million TL | 50% | 40% | 30% |
| Over 20 million TL | 40% | 30% | 20% |
Try again the scenario where the appraisal value will be lower than the sales price
If the appraised value of a house sold for 10 million TL turns out to be 9 million TL, the bank can make the calculation based on the value it accepts as collateral instead of 10 million TL. Energy class, home ownership and bank rating are also effective in this example. If the seller's price does not change, the part other than the value difference and the loan is covered by the buyer's equity.
Instead of just using the best-case scenario when bidding, prepare three cash statements where the appraisal comes out 5 percent, 10 percent, or 15 percent lower than the sales price. Thus, when the value is low, the possibility of urgent borrowing, exhausting the entire reserve or having a deposit dispute is reduced.
- Apparently selling price
- Cautious appraisal value
- Maximum applicable loan-to-value ratio
- Bank's income and risk assessment
- Resulting additional down payment and transaction budget
Do not consider the down payment as a total cash requirement
In addition to the down payment to be paid to the seller, the buyer's title deed fee, revolving fund, brokerage fee, if any, valuation, loan allocation and insurance items may come to the fore. Moving, initial maintenance and mandatory renovations also require cash in the first months after purchase. Allocating all savings to down payment without seeing these items creates a fragile budget.
The bank must present the pre-contract information form and fee breakdown in a clear manner. Compare interest rate as well as annual cost rate, total repayment, insured and uninsured quotes. A higher down payment can reduce the monthly installment; But if it resets the safe cash reserve, the overall decision may not become stronger.
Maintaining an emergency reserve beyond this total makes the monthly payment sustainable.
Make the down payment decision together with the installment, reserve and offer conditions
A smaller down payment can mean higher loan and total financing costs. A larger down payment reduces the monthly burden and provides liquidity that can be used for other needs. Correct balance; Income stability must be found with several interest-maturity scenarios, taking into account existing debts and planned renovations.
If a deposit will be given without credit approval, the financing condition must be defined in writing. Bank preliminary interview, income documents and approximate collateral calculation can be completed before the offer; However, the exact amount should not be assumed before the appraisal of the selected property and the final loan approval are received.
- Safe share of monthly installment in household income
- Interest rate increase or income decrease scenario
- Cash reserve to be maintained after acquisition
- Offer condition for appraisal and credit result
- Alternative home or lower budget threshold
Frequently asked questions
Clear, concise answers
01What percentage down payment is required to buy a house?
There is no single ratio. The appraisal value and energy class of the house, the current BRSA limit, the current home ownership and the loan approved by the bank are all decisive. The final down payment is calculated by subtracting the approved loan from the sales price.
02Is it possible to get a mortgage loan for the entire house?
In standard housing loans, BRSA loan/value limits do not allow the entire collateral value to be financed. The bank may also approve loans below the maximum limit depending on the customer's risk.
03If the appraisal is low, will the down payment increase?
If the sales price does not change and the bank relies on a lower appraisal value, the available credit may decrease; The difference is added to the buyer's equity. Therefore, a cautious value scenario should be prepared before the offer.