Assistance schemes, PTZ and local schemes
Shared Real Lease in Lyon: How a BRS Is Financed and Which Banks Support It
Buying under a BRS in Lyon, building without land: how the bank assesses the ground rent, the high-quota zero-interest loan, and the right questions.
A shared real lease is financed by a standard mortgage loan covering the building only, supplemented where applicable by a zero-interest loan, with the equity covering the fees. The ground rent is added to the monthly instalment and included in the debt-to-income ratio. Not all banks support this scheme: the criterion is the existence of a contractual framework with the shared land organisation, which resolves the issue of security.
By Sandy MASCART, mandataire d'intermédiaire en opérations de banque et en services de paiement ORIAS 26000541 sous le mandat de CDV PATRIMOINE & ASSURANCE (ORIAS 14005573)
Key points
- The shared real lease separates ownership of the land from ownership of the dwelling: the shared land organisation retains the land, and the buyer pays a ground rent.
- The ground rent is a recurring charge that the bank includes in the debt-to-income ratio, which recaptures part of the gain obtained on the amount borrowed.
- The zero-interest loan retains its highest quotas under a shared real lease, regardless of the type of building financed.
- Not all banks finance a shared real lease: what matters is the existence of an agreement between the institution and the shared land organisation.
- Upon resale, the price is capped by a formula recorded in the lease, and the subsequent buyer must also comply with the income limits.
The Solidarity Real Lease removes the land from the price: you borrow less, and a district in Lyon becomes accessible again. For a first-time buyer, the remaining task is to find the bank that will follow. The other schemes: the register of grants.
The Solidarity Real Lease: the building without the land
A solidarity land trust retains the land and grants you a lease of very long duration. You own the dwelling, pay a fee for the ground, and resell at a regulated price.
In Lyon, it is the land that excludes first-time buyers: the Solidarity Real Lease acts on the amount borrowed, not merely on the instalment. Compare it with a conventional purchase in the same area.
The organisation, which is non-profit and approved, verifies eligibility on entry and approves the buyer on exit. The lease is renewed at each transfer: the financed right does not run out, which reassures the lender.
Who can buy: income caps
Households subject to income caps, depending on the household and the zone, for their main residence.
Your income may increase subsequently without you losing the dwelling. However, the next buyer must be eligible: the resale is slower.
A smaller loan, plus a fee
A conventional mortgage on the building only, a zero-interest loan where applicable, and a down payment for the fees. And a monthly fee alongside the instalment.
The fee is set programme by programme, appears in the lease, and continues after the loan. Request your draft lease, with its indexation clause, before reserving.
Le mécanisme complet du calcul est traité dans l'article consacré au taux d'endettement.
- En vigueur depuis le
- Source
- Décision D-HCSF-2021-7, art. 1er — Légifrance
Banks count it as a fixed expense: calculate your capacity including the fee (the instalment, plus the fee).
| Line | What it covers | What to check |
|---|---|---|
| Main loan | The price of the building | That the bank accepts the security over a real property right arising from a lease |
| Zero-interest loan | A share of the building | The applicable proportion, which is not what one might think — see below |
| Down payment | Deed fees, guarantee fees, furniture | The acquisition costs are not financed by either of the two |
Finding the right bank: three questions
Not all banks finance BRS. The criterion: a contractual framework with the organisation, which covers the borrower's default.
- Have you already financed transactions with this organisation?
- What security do you take on this real right: mortgage or guarantee?
- How do you calculate the fee in the debt-to-income ratio?
The blockage almost always comes from the security, not your solvency: identify first the banks that know how to provide security, then compare their rates (the lender families).
BRS and PTZ: the highest shares
Cumulation is possible, and the PTZ retains its highest shares, even for a new house.
Like shared ownership and accession with reduced VAT. The grid: the PTZ in Lyon.
Resale: a regulated price, in both directions
Price capped by a formula in the lease, buyer under caps and approved. You recover your capital revalued, not a market capital gain.
- Read the resale formula first, and have it read again.
- Protected against a fall, limited against a rise.
- A longer resale than in the free market.
- A regulated exit in the first years, depending on the lease and the aids.
Separation, death, change of circumstances
- Separation: the person who buys out must be solely eligible and solely financeable.
- Death: the heirs take over under the conditions of the lease or sell; the insurance covers the loan, not the fee.
- Change of circumstances: the resale exceeds the deadline of a move. Uncertain horizon? The BRS is not the right tool.
BRS or conventional purchase: compare the structure
| What is being compared | Conventional purchase | Shared-ownership lease |
|---|---|---|
| What you are purchasing | The dwelling and its share of the land | The dwelling only; the land remains with the organisation |
| Amount to be borrowed | Higher | Reduced by the value of the land |
| Monthly cost | Instalment and charges | Instalment, charges and land rent |
| End of the loan | No further financing cost | The land rent continues |
| Upon resale | Market price | Regulated price, approved buyer |
| What the lender assesses | The debt-to-income ratio and the security | The debt-to-income ratio including the land rent, and its agreement with the organisation |
Ideal for settling down permanently, ill-suited to a transitional period. Compare with the free market price in the area.
Finding a programme
Housing pages of the Lyon Metropolis and websites of shared-ownership land organisations. From the moment of reservation, request the draft lease: land rent, indexation, resale formula, approval. Have your borrowing capacity, including the land rent, verified before reserving.
Create your file: I handle the banks.
Sources
Read next
- Mortgage in Lyon: one file, several banks
- Homeownership assistance in the Lyon Metropolis: who provides it, and what it changes All homeownership schemes available in the Metropolis: who provides them, what they change in the financing plan, and the conditions required in return.
- PTZ 2026 in Lyon: what you can actually finance in Zone A In Lyon, the PTZ finances new-build properties, not existing ones. Retained income, basis, proportion, deferral: what you can actually finance in Zone A.
- First-time buyer in Lyon: the real budget of a first purchase, line by line Transfer duties, notary fees, guarantee, down payment, works: the full cost of a first purchase in Lyon, item by item, with the cash flow schedule.
- Price per square metre by district in Lyon: where to read the medians, and what your budget buys Price per square metre in Lyon: where to read the median of actual sales in each district, the caveats involved, and the floor area your budget can purchase.
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