Saxony SAB “Familienwohnen” loans Sep 2026: rates (min 0.10%), terms, and pairing with bank debt

Snapshot: the rate band in September 2026

On 19 August 2026 Saxony cut the interest scale in the Familienwohnen programme by 0.50 percentage points. Since that date, approved loans price between 0.10% and 2.65% p.a., fixed for the full 25‑year term. The state noted market ten‑year mortgage offers around 4.2% at the time of the cut. ([medienservice.sachsen.de](https://medienservice.sachsen.de/medien/news/1099354))

SAB’s public rate page (status 17 September 2026) shows the same floor: “The interest rate is at least 0.10%.” The programme page lists “fixed interest for years 1–25: promotional rate between 0.1% and 2.65% p.a.” ([sab.sachsen.de](https://www.sab.sachsen.de/zinskonditionen-immobilienfinanzierungen?p_l_back_url=%2Fsuchergebnisse%3Fdelta%3D40%26p_l_back_url%3D%252Fsuchergebnisse%253Fq%253DVerbesserung%252Bder%252Bregionalen%252BWirtschaftsstruktur%26q%3DGRW-Koordinierungsrahmen%25E2%2580%2593%2BRegelungen%2B%25C3%25BCber%2BVoraussetzungen%252C%2BArt%2Bund%2BIntensit%25C3%25A4t%2Bder%2BF%25C3%25B6rderung%26start%3D12&p_l_back_url_title=Suchergebnisse))

Example given by the state: a family with two children buying and energetically renovating an apartment in Saxony pays 1.35% instead of 1.85% after the 19 August change. ([medienservice.sachsen.de](https://medienservice.sachsen.de/medien/news/1099354))

Who qualifies and what the loan covers

Familienwohnen is a self‑occupancy loan for families with at least one child under 18 (or over 18 with disabilities where child benefit is received). The home must be in Saxony and used by the borrower’s household. The state tightened the framework in a 10 October 2025 rewrite of the guideline (FRL Familienwohnen). ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

Key thresholds published by SAB: taxable income must not exceed €60,000 for single applicants or €100,000 for couples, plus €10,000 per child; income caps for low‑income households (Einkommensgrenzen) were raised on 1 January 2026. Borrowers must bring 10% own funds. The property must be at least energy class E (exceptions for listed/heritage fabric), or reach it after renovation. The self‑use obligation is 25 years. Do not start the project or sign a purchase/build contract without a withdrawal clause before SAB decides; otherwise you risk losing eligibility. ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

Eligible uses include purchase and renovation of owner‑occupied homes, new‑build and first purchase within two years of completion, conversion of non‑residential to residential, and community self‑use projects. Rental housing is excluded. ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

Loan size, term, repayment and security

Standard loan size is €80,000 per household, plus up to €10,000 if a household member has mobility impairments. The term is 25 years with two repayment‑free years, then equal principal instalments (approximate amortisation rate 4.35% p.a.). Annual special repayments are allowed. For community projects, a separate 2.5‑year bridge loan (up to €500,000) can finance site acquisition. ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

Disbursement: up to three tranches by construction progress over 36 months; from month 13, commitment interest applies on undrawn funds. A land charge (Grundschuld) is required from €50,000. The guideline allows prepayment without an early‑repayment fee at due dates with 10 banking days’ notice. ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

SAB states that the loan must be secured “at a rankable position” in the land register. In practice you must coordinate the ranking of charges (first or subsequent rank) with your bank and the notary. ([revosax.sachsen.de](https://www.revosax.sachsen.de/vorschrift_gesamt/19058/43393.pdf?utm_source=openai))

How the promotional rate is calculated (and when you hit 0.10%)

The state guideline sets a method: start from an “unsubsidised reference rate” and apply a base discount and standard discounts for number of children, energy class/heritage and low‑income status. SAB’s January 2026 matrix shows a 5.30% reference rate, a 1.50% initial base discount, and a 0.65% standard discount step. Depending on the case, the resulting fixed rate for years 1–25 ranges from 0.10% to 3.15% before the August 2026 cut; the floor of 0.10% remains after the cut. ([sab.sachsen.de](https://www.sab.sachsen.de/documents/d/guest/konditionen_famwo?download=true))

Per that matrix, 0.10% applies, for example, to households with five children (or four children plus low‑income status), with energy‑class conditions met (E minimum; D for certain older stock after improvement) as defined in the programme. ([sab.sachsen.de](https://www.sab.sachsen.de/documents/d/guest/konditionen_famwo?download=true))

Pairing with KfW and bank mortgages

SAB requires that Familienwohnen “should be combined with a KfW residential promotion loan” (typically KfW 124). SAB lists current KfW extracts on its rate page; as of 17 September 2026 the KfW 124 extract shows around 4.02% (10‑year fix/25‑year annuity) or 4.04% (10‑year fix/35‑year annuity). ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

If your budget still has a gap, SAB offers a separate “Förderergänzungsdarlehen” to complete the financing; its indication on 17 September 2026 shows roughly 4.63% (10 years) or 4.99% (15 years), depending on case and amounts. ([sab.sachsen.de](https://www.sab.sachsen.de/zinskonditionen-immobilienfinanzierungen?p_l_back_url=%2Fsuchergebnisse%3Fdelta%3D40%26p_l_back_url%3D%252Fsuchergebnisse%253Fq%253DVerbesserung%252Bder%252Bregionalen%252BWirtschaftsstruktur%26q%3DGRW-Koordinierungsrahmen%25E2%2580%2593%2BRegelungen%2B%25C3%25BCber%2BVoraussetzungen%252C%2BArt%2Bund%2BIntensit%25C3%25A4t%2Bder%2BF%25C3%25B6rderung%26start%3D12&p_l_back_url_title=Suchergebnisse))

Many buyers also add a standard first‑lien bank mortgage for the remainder. That is compatible, but you must coordinate land‑charge ranking between the bank and SAB. The FRL requires the SAB loan to be secured at a rankable position; banks often price second‑rank debt higher due to higher risk. Discuss this explicitly with your lender and notary. ([revosax.sachsen.de](https://www.revosax.sachsen.de/vorschrift_gesamt/19058/43393.pdf?utm_source=openai))

Application sequence and documents

Apply via the SAB portal; SAB provides a product finder and will issue a non‑binding offer first. For Familienwohnen, do not begin works or sign purchase/build contracts before approval unless the contract contains a rescission clause. Required attachments include proof of own funds, current land‑register excerpt, birth certificates of children, and (if combining with KfW through SAB) KfW‑specific forms. ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))

SAB publishes current real‑estate financing conditions with date stamps; use these for your costed pro forma and lock discussions. The latest page states “Stand: 17 September 2026.” ([sab.sachsen.de](https://www.sab.sachsen.de/zinskonditionen-immobilienfinanzierungen?p_l_back_url=%2Fsuchergebnisse%3Fdelta%3D40%26p_l_back_url%3D%252Fsuchergebnisse%253Fq%253DVerbesserung%252Bder%252Bregionalen%252BWirtschaftsstruktur%26q%3DGRW-Koordinierungsrahmen%25E2%2580%2593%2BRegelungen%2B%25C3%25BCber%2BVoraussetzungen%252C%2BArt%2Bund%2BIntensit%25C3%25A4t%2Bder%2BF%25C3%25B6rderung%26start%3D12&p_l_back_url_title=Suchergebnisse))

Risk note: if you cannot document the 10% own‑funds share or energy‑class requirements, SAB will not approve. Failing to self‑occupy for 25 years triggers consequences under the guideline; consult your notary or a specialised lawyer before you sign if you plan to move or sell early. ([sab.sachsen.de](https://www.sab.sachsen.de/familienwohnen))