{"id":13067,"date":"2025-11-12T09:50:14","date_gmt":"2025-11-12T09:50:14","guid":{"rendered":"https:\/\/staging.consultants-immobilier.com\/?page_id=13067"},"modified":"2025-11-12T09:50:14","modified_gmt":"2025-11-12T09:50:14","slug":"how-to-buy-through-a-real-estate-company-sci-with-no-down-payment","status":"publish","type":"page","link":"https:\/\/staging.consultants-immobilier.com\/en\/buyers-guides\/buying-through-an-sci\/how-to-buy-through-a-real-estate-company-sci-with-no-down-payment\/","title":{"rendered":"How to buy through a real estate company (SCI) with no down payment?"},"content":{"rendered":"<div class=\"wpb-content-wrapper\"><p>[vc_row full_width=&#8221;stretch_row_content&#8221; content_placement=&#8221;top&#8221; css=&#8221;.vc_custom_1670852810251{background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}&#8221; el_class=&#8221;back_div&#8221;][vc_column css=&#8221;.vc_custom_1657728499249{padding-right: 15px !important;padding-left: 15px !important;}&#8221;][vc_raw_html css=&#8221;&#8221;]JTNDZGl2JTIwY2xhc3MlM0QlMjJteV9iYWNrX2J1dHRvbiUyMiUzRSUwQSUwOSUwOSUwOSUwOSUwOSUwOSUzQ2ElMjBocmVmJTNEJTIyaHR0cHMlM0ElMkYlMkZ3d3cuY29uc3VsdGFudHMtaW1tb2JpbGllci5jb20lMkZlbiUyRnByb3BlcnR5LWd1aWRlcyUyRiUyMiUzRSUzQyUyMEJhY2slMjB0byUyMHByb3BlcnR5JTIwZ3VpZGVzJTNDJTJGYSUzRSUwQSUwOSUwOSUwOSUwOSUwOSUzQyUyRmRpdiUzRQ==[\/vc_raw_html][\/vc_column][\/vc_row][vc_row css=&#8221;.vc_custom_1762940320215{background-image: url(https:\/\/staging.consultants-immobilier.com\/wp-content\/uploads\/2025\/11\/sci.png?id=13068) !important;background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}&#8221; el_class=&#8221;override_left&#8221;][vc_column css=&#8221;.vc_custom_1657728499249{padding-right: 15px !important;padding-left: 15px !important;}&#8221;][\/vc_column][\/vc_row][vc_row el_class=&#8221;override_pos&#8221;][vc_column][vc_row_inner css=&#8221;.vc_custom_1662026446228{background-color: #e4e4e4 !important;}&#8221;][vc_column_inner][vc_custom_heading text=&#8221;How to buy through a real estate company (SCI) with no down payment?&#8221; font_container=&#8221;tag:h1|font_size:37|text_align:center|color:%23040e31&#8243; use_theme_fonts=&#8221;yes&#8221; css=&#8221;.vc_custom_1762940950083{padding-right: 20px !important;padding-bottom: 30px !important;padding-left: 20px !important;}&#8221; el_class=&#8221;relative_pos&#8221;][\/vc_column_inner][\/vc_row_inner][vc_row_inner equal_height=&#8221;yes&#8221; el_class=&#8221;firstblock guide-wrapper-row vc_row-o-equal-height vc_row-flex&#8221; css=&#8221;.vc_custom_1765897502487{background-color: #ffffff !important;}&#8221;][vc_column_inner width=&#8221;4\/5&#8243;][vc_column_text css=&#8221;&#8221; el_class=&#8221;resume_block&#8221;][\/vc_column_text][vc_column_text css=&#8221;&#8221; el_class=&#8221;content_block&#8221;]<span style=\"font-weight: 400;\">Buying property through an SCI (Soci\u00e9t\u00e9 Civile Immobili\u00e8re) without a down payment is technically possible, but it requires convincing a bank to finance 100%, or even 110%, of the project (purchase price + notary fees + SCI setup costs). While banks sometimes agree to full financing for a main residence in an individual\u2019s name, they tend to be more cautious with SCIs. However, with the right strategy, the right borrower profile, and a solid structure, this operation remains achievable \u2014 especially in rental real estate, where future income can reassure the lender.<\/span><\/p>\n<h2><b>Why is it difficult to buy property through an SCI without a down payment?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Banks view an SCI as <\/span><b>inherently riskier than an individual purchase<\/b><span style=\"font-weight: 400;\">. The main reason lies in the legal separation created by the company structure. Unlike a personal loan, where you are directly responsible, the SCI introduces a legal entity between you and the asset.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In the event of default, <\/span><b>debt recovery becomes more complex<\/b><span style=\"font-weight: 400;\">: the bank must first pursue the company (often an empty shell), then \u201cpierce the corporate veil\u201d to reach the partners via their personal guarantees. This legal process increases costs and delays recovery.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The real obstacle, however, is financial. Creating an SCI generates unavoidable costs:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Administrative formalities: expect \u20ac1,500 to \u20ac3,000 for customized articles of association, legal publication, and company registration.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Notary fees: around 7\u20138% of the purchase price.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Other miscellaneous costs.<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Example: for a \u20ac500,000 property, you must add about \u20ac40,000 in notary fees and \u20ac2,500 in SCI setup costs. Without a down payment, you\u2019re asking the bank to lend \u20ac542,500 for an asset worth only \u20ac500,000. This loan-to-value ratio of 108% exceeds the prudential limits set by the Banque de France.<\/span><\/p>\n<h2><b>Which banks offer 110% financing for SCIs?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Officially, no bank advertises a \u201cSCI loan with zero down payment.\u201d In practice, however, some institutions retain flexibility \u2014 though nothing is guaranteed. Acceptance conditions vary regularly depending on each bank\u2019s risk policy.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Private banks<\/span><b> (e.g., Banque Transatlantique, Milleis Banque, HSBC Private Banking)<\/b><span style=\"font-weight: 400;\"> review each case holistically. They finance not just a property but a broader wealth strategy in which the SCI is one tool among others.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Regional mutual banks<\/span><b> (e.g., Caisse d\u2019\u00c9pargne, Cr\u00e9dit Agricole)<\/b><span style=\"font-weight: 400;\"> also enjoy local decision-making power. A regional branch director who knows you personally may defend your case before a credit committee. Relationship history can outweigh ratios.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Specialized mortgage brokers<\/span><b> (e.g., Artemis Courtage, Empruntis Pro)<\/b><span style=\"font-weight: 400;\"> know exactly which banks, at what moment, will consider your file. Their added value lies in this precise understanding of the lending market.<\/span><\/p>\n<h2><b>How to buy through an SCI without a down payment?<\/b><\/h2>\n<h2><b>First pillar: borrowing capacity<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">With a net monthly income of \u20ac10,000 and a current debt ratio of just 20%, you have around \u20ac2,000 in available borrowing capacity per month. Over 20 years at 4%, that represents \u20ac330,000. If you request \u20ac250,000, the bank sees you remain well within your limits \u2014 the <\/span><b>credit risk<\/b><span style=\"font-weight: 400;\"> is therefore reduced.<\/span><\/p>\n<h2><b>Second pillar: the project\u2019s profitability<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">A \u20ac400,000 rental building generating \u20ac30,000 in annual rent (7.5% gross yield) immediately reassures the bank. Why? Because the rents cover loan payments (around \u20ac2,200\/month), condominium fees, and even taxes.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">However, banks typically consider only 70% of projected rent, to account for potential vacancies or unpaid rents.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">If the property is self-financing, your savings effort drops to zero. Present a <\/span><b>flawless business plan<\/b><span style=\"font-weight: 400;\"> \u2014 ideally with an existing commercial lease, a solid tenant, three years of rental history, and local market comparables.<\/span><\/p>\n<h2><b>Third pillar: collateral guarantees<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Under <\/span><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006652080\"><span style=\"font-weight: 400;\">Article L313-1 of the French Monetary and Financial Code<\/span><\/a><span style=\"font-weight: 400;\">, the bank may require any guarantee it deems necessary. Proactively offer additional security such as a second mortgage on your main home, a pledge on a life insurance policy (without blocking withdrawals), or a joint guarantee from a family member owning property. These <\/span><b>real guarantees<\/b><span style=\"font-weight: 400;\"> compensate for the lack of equity.<\/span><\/p>\n<h2><b>Which borrower profiles can buy through an SCI without personal funds?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Established <\/span><b>liberal professionals<\/b><span style=\"font-weight: 400;\"> are among the most attractive profiles for banks. For example, a couple of medical specialists with \u20ac300,000 in combined annual income and five years of practice represents an ideal borrower profile. The stability and steady growth of medical income are reassuring factors.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Successful <\/span><b>entrepreneurs<\/b><span style=\"font-weight: 400;\"> also make strong candidates \u2014 especially those with profitable financial statements and consistent income. A CEO earning \u20ac150,000 annually (salary + dividends) and holding \u20ac2 million in shares is a typical example of a favorable profile.<\/span><\/p>\n<h2><b>Should you choose a family SCI or a standard SCI?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">A family SCI (Articles 832-1 and following of the Civil Code) tends to <\/span><b>reassure banks due to its stability<\/b><span style=\"font-weight: 400;\">. Since partners are related, the risk of disputes leading to dissolution is statistically lower. A common strategy is to include parents in the company\u2019s capital with 1% of the shares, allowing them to act as guarantors without being considered external sureties.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">An SCI taxed under corporate income (IS) offers other benefits when buying without a down payment. Rental income is taxed at only 25% (compared to up to 45% + 17.2% in social charges for high earners under income tax). This tax saving increases repayment capacity. The property\u2019s depreciation (2\u20133% per year) also reduces taxable income, improving cash flow.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">However, note that it remains difficult to <\/span><a href=\"https:\/\/staging.consultants-immobilier.com\/en\/buyers-guides\/buying-through-an-sci\/live-in-sci\/\"><span style=\"font-weight: 400;\">buy a home through an SCI to live in it<\/span><\/a><span style=\"font-weight: 400;\"> if the SCI is taxed under IS. The tax authorities would requalify this as a benefit in kind, resulting in tax reassessment and penalties.<\/span><\/p>\n<h2><b>What are the alternatives to traditional bank financing?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">A <\/span><b>seller\u2019s loan<\/b><span style=\"font-weight: 400;\">, provided for in <\/span><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/section_lc\/LEGITEXT000006070721\/LEGISCTA000006136380\/\"><span style=\"font-weight: 400;\">Article 1601-1 of the Civil Code<\/span><\/a><span style=\"font-weight: 400;\">, allows the owner to act as your lender. In the typical setup, you pay 20% upfront (borrowed personally or via family), and the balance over 5\u201310 years at a negotiated rate of 3\u20135%. The notarial deed includes a termination clause: if you stop paying, the seller automatically reclaims the property.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Real estate <\/span><b>crowdfunding<\/b><span style=\"font-weight: 400;\"> is a modern alternative. Platforms like Homunity or ClubFunding finance SCI projects up to \u20ac2 million, with interest rates between 8% and 12% over 18\u201324 months. It\u2019s expensive but effective for high-potential operations (property division, heavy renovation, value creation).<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Lastly, the more sophisticated option is <\/span><b>real estate lease-back<\/b><span style=\"font-weight: 400;\">. You sell your main residence to your SCI (creating a tax-exempt capital gain), then the SCI rents it back to you. The capital gain finances equity for a rental investment. Be careful: the rent must reflect market value, or the tax authorities may requalify the transaction.<\/span><\/p>\n<h2><b>Common mistakes to avoid when buying through an SCI without equity<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">In practice, <\/span><b>overly optimistic projections<\/b><span style=\"font-weight: 400;\"> harm applications more than the lack of equity itself. Overstating rent by 20% or underestimating charges instantly discredits your file. Banks verify everything: rent via CLAMEUR observatories, charges via the last three homeowners\u2019 meeting reports. Be conservative \u2014 plan for one month of vacancy per year, 5% annual maintenance costs, and the actual property tax amount.<\/span><\/p>\n<p><b>Neglecting the <\/b><a href=\"https:\/\/staging.consultants-immobilier.com\/en\/buyers-guides\/the-key-steps-of-a-real-estate-purchase-complete-guide\/\"><b>key steps of a real estate purchase<\/b><\/a><span style=\"font-weight: 400;\"> under the pretext of <\/span><a href=\"https:\/\/staging.consultants-immobilier.com\/en\/buyers-guides\/buying-through-an-sci\/\"><span style=\"font-weight: 400;\">buying through an SCI<\/span><\/a><span style=\"font-weight: 400;\"> is another mistake. A poorly drafted preliminary contract, missing mandatory diagnostics, or undisclosed easements can derail your project and make the bank withdraw its offer.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The most serious mistake remains <\/span><b>lack of transparency or omission<\/b><span style=\"font-weight: 400;\">. Hiding consumer loans, inflating payslips, or inventing a family contribution will be uncovered by the bank during FICOBA and FICP verifications.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">To maximize your chances of acquiring property through an SCI without a down payment in the luxury market, Consultants Immobilier and its network of 17 agencies leverage their specialized banking partners, structure your financing file, and identify high-yield properties likely to convince even the most demanding lenders.<\/span>[\/vc_column_text][\/vc_column_inner][vc_column_inner width=&#8221;1\/5&#8243; el_id=&#8221;summary_column&#8221;][\/vc_column_inner][\/vc_row_inner][\/vc_column][\/vc_row]<\/p>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>Buying through an SCI without a down payment is possible with a strong profile, a profitable project, and solid guarantees. Discover the key strategies to secure your financing.<\/p>\n","protected":false},"author":6,"featured_media":13069,"parent":10853,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"single-guide.php","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-13067","page","type-page","status-publish","has-post-thumbnail","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/pages\/13067","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/users\/6"}],"replies":[{"embeddable":true,"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/comments?post=13067"}],"version-history":[{"count":2,"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/pages\/13067\/revisions"}],"predecessor-version":[{"id":13075,"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/pages\/13067\/revisions\/13075"}],"up":[{"embeddable":true,"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/pages\/10853"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/media\/13069"}],"wp:attachment":[{"href":"https:\/\/staging.consultants-immobilier.com\/en\/wp-json\/wp\/v2\/media?parent=13067"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}