Mortgage Calculator Germany
Enter the purchase price, your equity, the borrowing rate and the term: you will see the monthly payment, the total interest and how much money you need when you buy. Under «More options» you can simulate a special repayment.
More options
General values (Germany). They don't account for regional rules or other costs that may apply. Check them with your lender or advisor.
Rate discounts for bank products
Enter the rate above with every discount applied. Here, each product the bank asks for: how much it lowers the rate and what it costs a year. The discount is assumed to last the whole term.
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Count as cost what you pay extra for having it with the bank: if the same insurance costs €150 elsewhere and the bank's costs €250, that's €100. If the premium rises over the years, as life insurance does, enter the average.
Enter the price, down payment, interest rate and term.
The payment is principal plus interest: it doesn't include insurance, fees or property taxes.
Yearly amortization schedule
Enter the price, down payment, interest rate and term.
Results are estimates. Solvemis accepts no responsibility for the results obtained or for how they are used. Always double-check the result and talk to a qualified professional before making decisions.
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How it works
How to use it
- Enter the purchase price and your equity.
- Add the annual borrowing rate and the term.
- Under «More options», change the repayment type and buying costs or add a special repayment.
- Check the payment, the interest, the money needed when you buy and the repayment schedule.
How it is calculated
The monthly rate is the borrowing rate divided by 12, and the loan is calculated month by month, like the bank's repayment schedule. If the rate changes after some years, the payment is recalculated in the year it changes, on the outstanding balance and the months left. Special repayments are booked at the end of the chosen year. Buying costs, share of income and loan-to-value are guide values for Germany that you can change. With rate discounts, the rate you enter is the one you pay with every product; without each one, the rate goes up by its discount (also after a rate change) and the extra interest is compared with its cost over the years the mortgage lasts.
Payment = L · i / (1 − (1 + i)^−n) · L = loan, i = borrowing rate ÷ 12, n = months
Sources
- Wie viel Prozent vom Einkommen für die Baufinanzierung? — Dr. Klein
- Kaufnebenkosten beim Immobilienerwerb — Interhyp
About this calculator
Annuity loan or fixed-principal loan
In Germany the annuity loan is the rule: the payment stays the same, at first it is mostly interest, so the outstanding balance falls slowly in the first years. With a fixed-principal loan you repay the same amount every month: the first payment is higher, then it falls, and you pay less interest overall. The chart shows each year’s interest in blue.
Special repayment: shorter term or lower payment
With a special repayment you choose what should go down. A shorter term keeps the payment and usually saves the most interest. A lower payment keeps the term. How much you may repay early each year is set in your contract; simulate a one-off or a yearly payment.
What the values for Germany do not reflect
Buying costs of 10% are an average. The real estate transfer tax (Grunderwerbsteuer) is between 3.5% and 6.5% depending on the federal state, plus the notary, the land registry and often an estate agent’s commission. The rule of thumb of 35% of net income and 80% loan-to-value are general guide values. Check them with your bank or adviser.
Frequently asked questions
Annuity loan or fixed-principal loan?
With an annuity loan, the standard in Germany, you pay the same amount every month; at first it is mostly interest. With a fixed-principal loan (Tilgungsdarlehen) you repay the same amount every month: the payment starts higher but falls, and the total interest is lower.
Does a special repayment shorten the term or lower the payment?
A shorter term usually saves more interest. A lower payment, on the other hand, eases your monthly budget. The calculator shows both with your numbers.
What is not included in the payment?
The payment is made up of interest and repayment. Insurance, account fees and property tax (Grundsteuer) come on top.
Is it worth taking the bank's products to get a lower rate?
It depends on what they cost. Under «Rate discounts for bank products», in «More options», enter the discounted rate (with every product) as the interest rate and, for each product, such as insurance, a card or having your salary paid into the account, how much it lowers the rate and what it costs a year. You'll see how much interest each one saves and whether it's worth it; if you don't know the cost, how much it could cost a year and still pay off. Count as cost only what you pay extra for having it with the bank: if the same insurance is cheaper elsewhere, the difference.
Updated 20 October 2026
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