From January 1, 2027, new mortgage lending rules will apply in banks across Slovakia. The National Bank of Slovakia (NBS) proposes to divide borrowers into categories: those buying their first home at a young age will get more, while those buying apartments for rent will get less. If you are planning to take a mortgage or are already looking at housing, it is better to know about these changes in advance.
The new conditions will only apply to loans taken out after January 1, 2027. Existing mortgage contracts will not be affected.
What exactly will change
The main indicator here is LTV (Loan-to-Value, the ratio of the loan amount to the property value). It determines how much own money you need to have before the deal.
Youth under 35 for the first home — LTV up to 90%. Condition: none of the applicants (including co-borrowers) is older than 35 and does not own other housing. The bank will be able to give 90% of the value without any special exceptions.
Investors for the third and subsequent properties — LTV up to 70%. The current 80% will be reduced to 70%, and banks will no longer be allowed to increase the limit with exceptions for this category.
All others — standard 80%. Second homes, buyers older than 35 — nothing changes for them.
How much this means in money
The difference is noticeable already in the initial deposit.
A young family buying their first home for 200,000 euros will put on the table only 20,000 euros of their own money under the new rules, not 40,000 as with the standard 80% LTV. NBS calls the lack of initial capital the main obstacle for young families.
An investor buying an apartment for rent for 250,000 euros will have to bring 75,000 euros of their own money instead of 50,000 before the changes. This way, the regulator wants to shift most of the risk to the investors themselves and cool down speculative demand, which has driven prices up in recent years.
Who the benefit does not apply to
The increased 90% limit for youth is not universal. As financial analysts explain, the benefit will not apply if the loan is taken:
for reconstruction of inherited property;
to buy out a share from a relative;
to exchange an existing apartment for a larger one.
Be careful with co-borrowers: if any of them already owns property, this changes the evaluation of the whole application and may remove the benefit. The scheme “adding a parent with an apartment to the contract for reliability” can work against you.
Why NBS is doing this and what could go wrong
According to data cited by Startitup with reference to NBS, in recent years a noticeable share of mortgages went to investment apartments. This raised prices and made housing less affordable for those buying it to live in. Differentiated limits are meant to correct this imbalance.
At the same time, the regulator acknowledges a side effect: easier access to loans for youth may increase demand and push prices up again. NBS has already published detailed answers to questions about the new limits in its FAQ.
What you should know
The rule is still going through the legislative process, so the final parameters may differ slightly, although the general direction — 90% for youth, 70% for investors — will most likely remain.
If you are under 35 and planning your first home purchase, calculate whether it is more advantageous to wait with the mortgage until 2027: savings on the initial deposit can reach tens of thousands of euros. If you are thinking about an investment apartment, the logic is reversed: a deal before the end of 2026 will give a higher financing limit. In any case, before deciding, compare offers from several banks and estimate your budget under both scenarios.
