Calculators · Buying a home in Germany
Mortgage calculator Germany
The monthly payment is only half the question. Enter a purchase scenario, then see the debt that could still be there when the fixed rate ends.
Starting monthly loan payment
Interest + principal repayment. Extra repayments and ongoing ownership costs are separate.
Uses the remaining debt, your follow-on rate and the same initial annual repayment percentage again. It does not preserve an original payoff date.
Remaining principal. A smooth line joins the year-end values; the table below contains the figures.
Read the figures together
A lower payment can leave a larger debt.
Try reducing the initial repayment percentage while keeping the price, cash and interest rate unchanged. The payment falls, but less principal is repaid each month. The balance at the end of the fixed period rises. That is the trade-off this tool helps you see.
For an annuity loan, the payment combines interest and repayment. As the balance falls, the interest portion shrinks and more of the same payment goes towards the debt. The fixed-interest period can end before the loan is fully repaid. The Verbraucherzentrale explains this structure and refinancing risk in German.
Your year-by-year repayment schedule
Annual payments include any extra repayment. The final payment is capped so the model never repays more principal than is outstanding.
| Year | Interest | Principal repaid | Extra included | Total paid | Balance |
|---|
The default example, without the guesswork
A €500,000 property, €50,000 of entered purchase costs and €150,000 of cash produce a €400,000 loan in this model. At a 3.5% nominal rate and 2% initial repayment, the starting monthly instalment is €1,833.33. Those are demonstration inputs, not today’s lending terms. Change them to match a scenario or an actual offer you want to understand.
The initial payment calculation is simple: €400,000 × (3.5% + 2%) ÷ 12. The balance calculation then works month by month. It is not the original loan minus ten times the first year’s principal repayment, because the repayment share changes over time.
The German terms worth recognising
Sollzins
The nominal borrowing rate entered here. It is divided by twelve for the monthly interest calculation. This tool does not calculate an effective annual percentage rate.
Anfängliche Tilgung
The initial annual repayment percentage. It sets the starting payment together with the borrowing rate; it is not a percentage deducted from the remaining balance each year.
Zinsbindung
The period for which the interest assumption is held constant in this model. It is different from the time needed to repay the whole loan.
Restschuld
The principal still outstanding at the selected period’s end. The follow-on scenario uses this amount, rather than the original loan.
Keep purchase costs and monthly costs separate.
Purchase costs belong in the amount needed at the start. This calculator adds the amount you enter to the property price, then deducts the cash committed to the project. It does not look up regional transfer tax, calculate a broker’s fee or decide whether a lender will finance transaction costs.
Owning a home also brings ongoing bills, maintenance and possible changes to household spending. A mortgage payment alone cannot establish affordability. The Verbraucherzentrale’s household-budget guide explains why future income, ownership costs and reserves matter. Use the monthly budget planner alongside this calculation, with your own estimates for those separate bills.
What happens after the fixed rate ends?
The tool stops the repayment schedule at the selected year. It then offers one separate comparison: a new monthly payment calculated from the remaining principal, the follow-on rate you enter and the initial repayment percentage you used at the start. No future rate is predicted.
This comparison restarts the initial repayment assumption on a smaller balance. It does not promise repayment by a particular date, model the next complete loan period or decide which refinancing offer to take. Test more than one rate and pay attention to the debt figure as well as the monthly figure.
How this model works
- Starting loan = property price + entered purchase costs − committed cash, with a minimum of zero.
- Starting monthly payment = original loan × (annual nominal interest + initial annual repayment) ÷ 100 ÷ 12.
- Each month’s interest = opening balance × annual nominal interest ÷ 100 ÷ 12. The rest of that month’s payment reduces principal.
- An entered extra repayment is applied after the twelve regular payments at each year-end, capped at the remaining debt.
- The schedule ends after the selected number of whole years. Calculations retain full precision; displayed amounts are rounded to cents.
Questions before using the result
Does this tell me what a German bank will lend me?
No. It subtracts entered cash from entered project costs. It does not assess income, creditworthiness, residence documents or a lender’s property valuation. A calculated loan amount is not an approval.
Are the default interest rates current mortgage offers?
No. Both rates are editable examples. Enter a rate from a specific offer or choose an explicit what-if assumption. No live mortgage-rate feed is connected to this page.
Can I include Sondertilgungen?
You can enter an annual extra amount. The model applies it at year-end after the regular payments. Whether extra repayments are permitted, and any cap or charge, must be checked in the actual contract.
What if my cash covers the entire purchase?
The starting loan and payments become zero. The result also shows the entered cash left after the price and purchase costs. The calculator does not allocate that remainder.
Why is the debt not zero after ten years?
Ten years here is the fixed-interest period, not a selected full-repayment term. A remaining balance is possible. Increasing repayment or an allowed extra payment reduces it in this model.
Is my salary or bank information uploaded?
No salary or bank-account details are requested. The widget calculates the amounts locally and does not send or save the entries. The website’s general privacy policy still applies to visiting the page.
Before making the next decision
Model and source links checked: 26 October 2026. General financial education and mathematical scenarios. No personal financing advice or lending service is offered by this page.