German Mortgage Calculator
Calculate the monthly payment for a German annuity loan (Annuitätendarlehen), see how it splits into interest and repayment, and how long until you own your property outright: with 2026 market rates preset.
Get a real financing check: freeAssumes the rate stays constant after the fixed period and no Sondertilgung (extra repayments). Purchase costs (8–12%) are not financed: see the Purchase Cost Calculator. Illustrative estimate: actual terms depend on the property, your profile and the lender. Not financial or tax advice.
How this calculator works
German mortgages are annuity loans: you pay a constant monthly rate composed of interest plus repayment (Tilgung). The formula is simple: monthly payment = loan × (interest rate + initial Tilgung) ÷ 12. With every payment, the interest share shrinks and the repayment share grows.
Most loans fix the interest rate for 10 years (Sollzinsbindung). This calculator shows your remaining debt at that milestone: the amount you'll refinance (Anschlussfinanzierung) or pay off. Thanks to § 489 BGB you can always exit 10 years after full disbursement with 6 months' notice, whatever your contract says.
Two levers matter most: a higher Tilgung shortens the payoff dramatically (2% → ~35 years, 3% → ~25 years at 2026 rates), and purchase costs of 8–12% are never financed by German banks: they come from your equity on top of the down payment.
Worked examples
All examples use the rate shown on this page today, 3.97 %, with 2 percent initial repayment, which is what most German banks require as a minimum. Purchase costs of roughly 8 to 12 percent are paid from equity on top, never financed.
Resident buyer, €400,000 flat, €100,000 equity
The standard case for someone employed and taxed in Germany: 75 percent loan-to-value is inside every bank's comfort zone.
| Loan | €300,000 |
| Monthly payment (interest plus repayment) | €1,493 |
| Of which interest in month one | €993 |
| Of which repayment in month one | €500 |
| Remaining debt after a ten-year fixed period | €226,491 |
| Years to full repayment at this rate | 27.6 years |
Buyer living abroad, same flat, 55 percent loan-to-value
Non-resident buyers are capped at roughly 50 to 60 percent loan-to-value (our own placement figure, confirmed August 2026). The lower loan is the larger effect on the budget; any rate premium on top is secondary.
| Equity needed, plus purchase costs in cash | €180,000 |
| Loan | €220,000 |
| Monthly payment | €1,095 |
| Remaining debt after ten years | €166,094 |
Working backwards from a salary: €5,000 net a month
Banks size the loan from the payment you can carry. Our affordability rule is 40 percent of net income for the payment; at this rate that supports the loan below, before any other obligations.
| Maximum monthly payment (40 percent of net) | €2,000 |
| Loan that payment carries at 3.97 % plus 2 percent repayment | €402,010 |
| Monthly interest on that loan in month one, deductible if the flat is let | €1,330 |
After the fixed period the rate is renegotiated; every loan can also be terminated ten years after full disbursement with six months' notice under § 489 BGB, whatever the fixed period says.
Frequently asked questions
What interest rate should I expect in Germany in 2026?
Ten-year fixed rates stand at about 3.97% for a standard profile at 80% loan-to-value, as of 2026-09-08; the rate table on our mortgage rates page is refreshed every two weeks and this calculator starts from it. Your rate depends on loan-to-value, income and residency status: non-residents pay a premium.
What is Tilgung?
Tilgung is the repayment component of your monthly rate, quoted as an initial percentage of the loan. German banks typically require at least 1–2%. Higher initial Tilgung means faster payoff and less total interest.
What happens after the 10-year fixed period?
You refinance the remaining debt at then-current rates (Anschlussfinanzierung), continue with your bank, or repay it. Under § 489 BGB you can always terminate 10 years after disbursement with 6 months' notice: without Vorfälligkeitsentschädigung.
Can foreigners get a German mortgage?
Yes. German tax residents, including EU Blue Card holders, typically access 80–90% loan-to-value. Non-residents are usually limited to 50–60% and need substantially more equity.
How much can I borrow with a given net salary?
Banks size the loan from the payment you can carry, typically up to about 40 percent of net household income after other obligations. At the rate on this page with 2 percent repayment, every €1,000 of monthly payment carries roughly the loan shown in the worked example above; divide your own maximum payment by the monthly payment per €100,000 of loan to get your figure.
How much of the monthly payment is interest, and is it deductible?
In month one the split follows the rate and the repayment: at the rate on this page with 2 percent repayment, roughly two thirds of the payment is interest. Interest is deductible against rental income if the flat is let; the repayment share never is. On a self-used home neither is deductible.