A mortgage without a deposit 2026 – is it possible and what are the conditions
Author: Tacjana MasiukiewiczMortgages~13 min read
A mortgage without a deposit is in 2026 possible, but practically in only one way: in the family housing loan (rodzinny kredyt mieszkaniowy), where the missing deposit is replaced by a BGK guarantee (up to 100 thousand zł). Outside that programme the bank finances 80% of the flat's value as standard, and with additional security 90%. Below we explain the conditions, check how many flats from our offer fit within the BGK price limits, and calculate the instalment and the income needed at a deposit of 0, 10 and 20%.
Key facts
- KNF Recommendation S: a loan may cover at most 80% of the property's value, and 90% when the part above 80% is additionally secured (e.g. by insurance).
- A loan for 100% of the flat's value is provided by the family housing loan: the BGK guarantee covers the missing deposit up to 20% of the expenses, at most 100,000 zł, for a one-off fee of 1% of the guaranteed amount.
- The programme is running – banks may grant these loans until 31 December 2030; according to the BGK (as of 27 September 2026) offers are available, among others, from Alior Bank, Bank Pekao, PKO Bank Polski and Erste Bank Polska.
- A flat from a developer must fit within the price limit per m²: in Q3 2026 it is 14,438.90 zł in Wrocław and 16,167.42 zł in Warsaw.
- Without a deposit you pay more: for a flat at 662,405 zł the instalment (6.07%, 30 years) rises from about 3,200 zł with a 20% deposit to about 4,000 zł with a loan for the whole price.
Can you get a mortgage without a deposit in 2026?
How much money a bank may lend relative to the flat's value is decided by the LtV (loan to value) ratio from the KNF's Recommendation S. According to recommendation 15.5, on the day the loan is released the LtV should not exceed 80%. It may be 90% if the part of the loan above 80% is additionally secured – by suitable insurance, a block on funds in an account, a pledge on treasury bonds, a transfer of funds into the bank's ownership or funds from an IKE or IKZE.
An exception is provided by recommendation 15.5a: with a loan covered by a BGK guarantee under the Act on the Family Housing Loan the LtV may reach 100%, reduced only by your deposit. If you have no deposit at all, the bank may therefore finance the whole price. That is why people colloquially speak of the programme "A flat without a deposit".
The second, rarer route is an additional mortgage. The LtV is calculated as the ratio of the loan to the value of the property serving as security. If the bank accepts a mortgage also on another property – e.g. your parents' flat – the value of the security rises and the ratio falls. Whether the bank will agree and on what terms depends on its procedures.
The BGK guarantee instead of a deposit – the conditions of the family housing loan
In September 2026 the family housing loan is the only government programme running for people buying with a mortgage – you will find an overview of the others (Safe Loan 2%, "First Keys", #naStart) in the article Housing programmes 2026 (in Polish). The most important conditions under the Act (consolidated text, Journal of Laws 2024 item 1724; later amendments did not change the rules of the guarantee):
- No flat of your own – nobody in your household may hold ownership of a flat or house or a cooperative right to a unit (with exceptions for families with at least two children living in a small unit). A household may also be run by one person.
- No other housing loan concluded within 36 months before the application.
- A low or no deposit – at most 20% of expenses with a variable rate or 30% with a fixed rate for at least 5 years, and in amount not more than 200,000 zł.
- A zloty loan for at least 15 years; there is no age limit for the borrower.
- The guarantee covers the difference between 20% of expenses and your deposit, at most 100,000 zł. The fee is 1% of the guaranteed amount, one-off.
- The bank's pricing conditions – the interest and commission may not be worse than in an ordinary loan with the same deposit, with the part covered by the guarantee treated as a deposit.
- The price limit per m² – the product of the replacement-cost indicator for 1 m² and a coefficient of 1.4 (a purchase from a developer) or 1.3 (the secondary market).
- Family repayment – after the birth of a second child the BGK repays 20,000 zł of the loan, after a third and subsequent ones – 60,000 zł.
The guarantee is not for life: the first repayments of principal reduce precisely the guaranteed part, and the guarantee expires when you have repaid it. Until then the flat may not be used to run a business.
Will the flat fit within the BGK price limit? Data from our offer
The price limit per m² is the most common reason a loan without a deposit falls through. We compared the limits for Q3 2026 with the prices of flats available in our offer – according to data from the TM Invest offer, as of 27 September 2026.
| City | The limit – primary market (1.4) | The limit – secondary market (1.3) | Flats within the limit in our offer | Where there are most |
|---|---|---|---|---|
| Wrocław | 14,438.90 per m² | 13,407.55 per m² | 727 out of 2,044 (about 36%) | Fabryczna – 309 out of 345 (about 90%), Psie Pole – about 52% |
| Warsaw | 16,167.42 per m² | 15,012.61 per m² | 653 out of 2,008 (about 33%) | Białołęka – 429 out of 474 (about 91%), Targówek and Ursus – about 62% |
The conclusion is simple: an "average" flat in the centre will not meet the limit. The median price per m² of 2-room flats in our Wrocław offer is 16,000 zł, that is above the limit. In Fabryczna the same median is 13,890 zł/m² and fits within it with room to spare. It is similar in Warsaw: in Białołęka the median is 14,122 zł/m², while in Wola or Bielany none of the available flats meets the condition. If you are thinking of a loan without a deposit, start your search with new flats in Fabryczna or in Białołęka.
Not sure whether you qualify for the BGK guarantee and which bank will handle it? Book a consultation with a mortgage expert – we will compare offers from several banks, including those that grant the family housing loan.
A 0, 10 or 20% deposit – how much loan, what instalment and what income (an example)
Take two 2-room flats from our offer: the median price in Wrocław (662,405 zł) and the median in Wrocław's Fabryczna (511,792 zł). We calculate the instalment at the average interest on new home loans according to the NBP (6.07%, July 2026) over 30 years. We estimate the income needed as in the article on borrowing capacity: a test instalment at interest 2.5 percentage points higher (8.57%) and a term of 25 years should not exceed 50% (a cautious variant: 40%) of net income.
| Flat and deposit | The deposit | The loan amount | Instalment (6.07%, 30 years) | Net income (DSTI 50% / 40%) |
|---|---|---|---|---|
| 662,405, a 0% deposit – only with an additional mortgage (the BGK limit exceeded) | none | 662,405 | approx. 4,000 | approx. 10,700 / 13,400 |
| 662,405, a 10% deposit | 66,240 | 596,164 | approx. 3,600 | approx. 9,700 / 12,100 |
| 662,405, a 20% deposit | 132,481 | 529,924 | approx. 3,200 | approx. 8,600 / 10,700 |
| 511,792 (Fabryczna), a 0% deposit with the BGK guarantee | none | 511,792 | approx. 3,090 | approx. 8,300 / 10,400 |
| 511,792, a 10% deposit | 51,179 | 460,613 | approx. 2,780 | approx. 7,500 / 9,300 |
| 511,792, a 20% deposit | 102,358 | 409,434 | approx. 2,470 | approx. 6,600 / 8,300 |
What follows from the table:
- No deposit means a higher instalment and a higher income threshold. For a flat at 662,405 zł the difference between a 20% deposit and a loan for the whole price is about 800 zł of instalment a month and about 156 thousand zł more in interest over 30 years.
- The BGK guarantee has a ceiling. At a price of 511,792 zł 20% is 102,358 zł, and the guarantee will cover at most 100,000 zł. The missing roughly 2.4 thousand zł – under recommendation 15.5a – must be paid in or secured otherwise, e.g. by insurance. The fee for the guarantee will be 1,000 zł.
- A cheaper district often gives more than the programme. A loan for the whole price of a flat in Fabryczna requires a lower income than a loan with a 10% deposit for the median flat in Wrocław.
You will find full instalment tables for other amounts and terms in the article Mortgage instalment on 500, 600, 700, 800 thousand zł, and calculations for a single salary in the text A mortgage for a single person (in Polish).
A loan with a 10% deposit and low-deposit insurance
If you do not meet the programme's conditions – e.g. you already own a flat or the chosen unit exceeds the price limit – the realistic minimum is a 10% deposit. The bank then finances up to 90% of the value, but the part of the loan between 80 and 90% LtV must be additionally secured. Most often this is low-deposit insurance, which protects the bank, not you.
The cost and form of this security differ between banks – it may be a fee for insurance or higher interest until you repay the loan down to the 80% LtV level. So when comparing offers with a 10% deposit look at the APR and the total cost, not only the margin. Before signing the agreement also ask when this additional cost stops applying and whether overpaying the loan will bring that moment forward.
Other ways when you lack a deposit
We describe them in detail in the guide The deposit 2026, here briefly:
- A gift from family – from the closest relatives (among others parents, grandparents, siblings) it is exempt from tax if you report it on form SD-Z2 within 6 months, and for amounts above 36,120 zł the money goes to your account.
- PPK funds – up to the age of 45 you can withdraw up to 100% of the accumulated funds for a deposit (art. 98 of the PPK Act) and return them within at most 15 years.
- Additional security – a mortgage on a second property, a block on funds or a pledge on treasury bonds may replace the missing part of the deposit.
- A second borrower or a guarantor – does not reduce the required deposit, but may raise borrowing capacity, that is help with a higher loan amount.
Remember that the notary, court fees and finishing you usually pay from your own funds. We describe the whole process – from capacity to the release of tranches – in the guide A mortgage in Poland step by step.
Frequently asked questions
Can you buy a flat without a deposit in 2026?
Yes, in the family housing loan with a BGK guarantee, which banks may grant until the end of 2030. The conditions include having no flat of your own and a price per m² within the BGK limit. Outside the programme a loan for 100% of the price is possible only exceptionally, e.g. with a mortgage on another property.
Which bank gives a mortgage without a deposit?
The family housing loan is granted only by banks that have signed an agreement with the BGK. According to the BGK list (as of 27 September 2026) these are Alior Bank, Bank Pekao, PKO Bank Polski and Erste Bank Polska; Bank Spółdzielczy w Brodnicy and BPS have suspended granting these loans. The list is updated on the BGK website.
How much does the BGK deposit guarantee cost?
One-off 1% of the guaranteed part of the loan, that is at most 1,000 zł with a guarantee of 100,000 zł. The fee as a rule is not refundable. The bank may not set worse interest or commission than in an ordinary loan with the same deposit, counted together with the guarantee.
Can a single person get a mortgage without a deposit?
Yes. The Act allows a household to be run independently by one adult, so the programme requires neither marriage nor children. A single person must, however, carry the higher instalment alone – for a loan of about 510 thousand zł that is a net income of the order of 8–10 thousand zł according to our calculation.
Is a loan with a 10% deposit more expensive than with a 20% deposit?
Usually yes: you borrow more, so you pay more interest, and on top comes the cost of securing the part above 80% LtV, e.g. low-deposit insurance. For a flat at 662,405 zł the instalment with a 10% deposit is about 400 zł higher than with 20%.
Summary
A mortgage without a deposit in 2026 is above all the family housing loan with a BGK guarantee. The programme runs until the end of 2030, but is available only at a few banks, for people without a flat of their own and for units that fit within the price limit per m². In our offer about a third of available flats meet it, mainly in Fabryczna in Wrocław and Białołęka in Warsaw. If the programme is ruled out, the realistic minimum is a 10% deposit with additional security, and the missing amount you can top up with a gift or PPK funds.
Want to check which variant – with no deposit, with 10% or with 20% – is realistic for you? Book a consultation with a mortgage expert – we will compare offers from several banks and calculate the instalment for your chosen flat.
Legal status as of September 2026. The BGK price limits apply to Q3 2026 and change every quarter. The calculations are indicative and are not a credit offer or financial advice. The final decision is taken by the bank after assessing the application.
Sources
- KNF, Recommendation S – the version after the amendment of June 2023 (the definition of LtV, recommendations 15.5 and 15.5a).
- Act on the Family Housing Loan and the Safe 2% Loan – consolidated text, Journal of Laws 2024 item 1724 as amended (Journal of Laws 2025 item 1077, Journal of Laws 2026 item 635); art. 2, 3, 4a, 5, 7.
- BGK – the Family Housing Loan (conditions, list of banks) and BGK – the summary of price limits for Q3 2026.
- Act on Employee Capital Plans (PPK) – consolidated text, Journal of Laws 2026 item 192 (art. 98).
- Act on Inheritance and Gift Tax – consolidated text, Journal of Laws 2026 item 478 (art. 4a) and gov.pl – form SD-Z2.
- NBP, MIR interest rate statistics – the average interest on new home loans in PLN, July 2026.
- Flat prices: the TM Invest catalogue of developments, Warsaw and Wrocław, as of 27 September 2026.
