5 years
Remaining debt
297,093.56 €
11 % repaid
Interest paid
63,293.56 €
Mortgage Calculator
German Mortgage Calculator 2026: Payments and Remaining Debt
Model your monthly mortgage payment, the debt left at the end of your fixed-interest period, and how extra repayments or a different refinancing rate change the outcome.
An educational planning estimate, not a loan offer, bank approval or binding finance commitment. Real lenders apply their own underwriting, rates and conditions.
Property and purchase costs
€
Buyer's broker shareYour own gross share of the estate agent's commission, including VAT. Not every purchase has one, and §§ 656b-656d BGB give specific apartment/single-family purchases their own commission-sharing protections rather than one universal 50/50 split.
Adjust notary and land-registry allowances
A planning allowance, not an exact notary invoice - real GNotKG fees depend on the specific services instructed.
%
%
Renovation, moving and other project costs
The amount you put toward the purchase and its costs. The rest is the loan.
€
Loan assumptions
An editable example rate, not a live market quote. Check a current lender offer before relying on any figure here.
%
Fixed-interest period (Sollzinsbindung)How long the rate stays fixed - not the same as how long it takes to repay the loan in full.
Repayment
%
1.0%10.0%
Sets your starting monthly payment as this percentage of the original loan, added to the interest rate - it isn't recalculated against the shrinking balance every month. Because interest is computed on the declining balance, the principal actually repaid over the first year ends up a little higher than this percentage, not exactly equal to it.
Extra repayments (Sondertilgung)
Beyond the fixed-rate periodWhat happens after the Sollzinsbindung ends is always an assumption, never a forecast or a secured rate.
Monthly ownership costs (Hausgeld, etc.)
Household budget check (optional)
Over the 120-month fixed-interest period
- Interest paid118,430.91 €
- Regular principal repaid81,969.09 €
Interest paid118,430.91 €
Regular principal repaid81,969.09 €
Total paid200,400.00 €
If the same rate continued
A mathematical illustration only - not a forecast or a secured future rate.
Full repayment duration331 months
Total lifetime interest (under this assumption)217,321.78 €
What this estimate assumes
Nominal rate and regular payment stay constant for the whole fixed-interest period - a real contract could differ in detail.
Notary and land-registry costs are planning allowances unless you entered a quoted amount; the actual invoice can differ.
Anything beyond the fixed-interest period is an explicit scenario, never a forecast of a future interest rate.
Disclaimer: Educational estimate only, not financial, tax or legal advice.
On this page
What the German Mortgage Calculator does
This calculator answers four practical questions for anyone financing a German property purchase: how much you actually need to borrow once purchase costs and your own cash are accounted for, what your monthly payment looks like under a given rate and repayment choice, how much debt remains when your fixed-interest period ends, and how extra repayments or a different refinancing rate would change that outcome. All four figures come from the same tested engine, not four separate rules of thumb that could quietly drift apart from one another over time.
The concept most newcomers to German mortgages miss is the gap between Sollzinsbindung (the fixed-interest period) and the loan's full repayment term. Fixing a rate for ten years does not mean the loan is paid off in ten years - in the overwhelming majority of cases, a real balance remains, and that balance (the Restschuld) needs a fresh financing arrangement at whatever rate happens to be available when the fixed period ends, a rate nobody can reliably know in advance. This calculator treats that remaining balance as a headline result, with the same visual weight as the monthly payment, rather than an afterthought buried several rows down in a schedule.
Every rate and percentage here is an editable example, not a live market quote. A 4.0% nominal rate illustrates how the mechanics work; it is not what any particular lender will offer you on the day you apply. The calculator never computes a credit approval, promises financing, checks your creditworthiness, or treats paying the purchase price as the same thing as legally taking ownership - those are two separate legal steps, covered in the closing section on limits and next steps below.
The primary scope here is an ordinary amortizing loan for purchasing an existing residential property, with one upfront disbursement and monthly end-of-period payments. Not modeled: staged construction drawdowns, variable-rate contracts, interest-only loans, Bauspar combinations, government subsidy programs, or the exact day-count conventions any one bank's internal systems might use.
Full purchase funding and cash
Your real financing need starts with the whole purchase budget, not the price tag alone. This calculator uses the same engine as the site's standalone German Property Purchase Costs Calculator: Grunderwerbsteuer (real estate transfer tax, 3.5% to 6.5% depending on the state, rounded down to the whole euro under § 11(2) GrEStG), a planning allowance for notary and land-registry costs (1.5% and 0.5% of the price by default, editable or replaceable with a quoted amount from your own notary), and your own gross share of any estate agent's commission, VAT included.
Purchase price plus these costs, plus any optional project costs like renovation or moving, gives the full project budget. Subtracting your down payment leaves the modeled financing requirement: the loan amount the rest of this calculator works from.
This financing requirement is a model, not an approval. A lender assesses your creditworthiness, their own property valuation, and their own internal policies independently of what this calculator shows, and the figure can mathematically exceed 100% of the purchase price if fees and extras are being financed too - in practice, most lenders are considerably more cautious about financing that close to the full price plus every fee, and usually expect at least the purchase costs themselves to come from equity.
The calculator also works without any purchase-price details at all, for anyone who already knows their target loan amount, say from an ongoing conversation with a broker or lender. In that direct-entry mode, purchase-price-dependent figures like the financing-to-price ratio are explicitly marked as not provided rather than silently treated as zero.
Using the calculator
Start by choosing whether you're working from a property purchase (the calculator derives your financing requirement itself from price, state and equity) or already know a specific loan amount (direct-entry mode, skipping the purchase details entirely). Both sets of figures stay in the form when you switch between modes - your direct loan amount is never silently overwritten by a purchase-budget recalculation, and your purchase-price entries are preserved if you switch back.
For the loan itself, pick one of three ways to define your repayment: an initial repayment rate (the German standard, commonly 1% to 3% of the original loan), a monthly payment you choose directly, or a target duration the payment is solved from. Only one of these controls the payment at a time - choosing one simply hides the other two fields rather than updating several interdependent numbers in a confusing loop.
Extra repayments and a household budget check are optional sections, switched off by default - neither is pre-selected on your behalf. What happens beyond the fixed-interest period is not optional in the same way: the calculator always shows a projection, defaulting to "same rate continues" unless you switch it to a refinancing scenario or turn it off, since showing nothing there would leave the Sollzinsbindung-versus-repayment-duration distinction this calculator is built around invisible by default.
Results appear beside the form on larger screens; on a phone, a single tap on "Calculate" jumps straight to them without scrolling back through the whole form first. Every change to an input recalculates the figures, whether that's instant on desktop or triggered by tapping "Calculate" again on mobile.
How German annuity loans work
The standard German mortgage is an annuity loan (Annuitätendarlehen): the monthly payment stays constant through the fixed-rate period, but what it's made of shifts every month. As the balance falls, the interest portion of each payment shrinks and the principal portion grows, automatically, without the payment itself changing and without you needing to recalculate anything yourself.
Take a 300,000 EUR loan at 4.0% nominal interest with a 2% initial repayment rate: the resulting monthly payment is 1,500.00 €. In month one, 1,000.00 € of that covers interest and 500.00 € reduces the principal. That split shifts every month on its own - the initial repayment percentage only sets the payment's starting size, it is never recalculated against the shrinking balance, and stays constant unless you deliberately choose a new phase.
A higher initial repayment rate means faster debt reduction and a higher payment from day one. There's no universally "correct" figure here; it depends on what you can comfortably pay monthly and how much weight you put on a lower balance once your fixed-rate period ends. The statutory basis for this kind of loan sits in § 488 BGB, which obliges the lender to pay out the agreed sum and the borrower to pay the agreed interest and repay the principal.
A common misreading is to assume the repayment rate gets recalculated each month against the current balance, like a declining-balance depreciation schedule. A standard annuity loan does the opposite: the payment itself is fixed, and only its internal split between interest and principal moves - a distinction that's easy to miss when first reading an amortization table.
Fixed interest and remaining debt
The Sollzinsbindung sets how long your interest rate is locked in, typically 5 to 30 years. It says nothing about when the loan itself is fully repaid - the two timelines are independent, even though everyday conversation often conflates them and talks about "my mortgage's term" when what's actually meant is the rate-fix period.
Running our example (300,000 EUR, 4.0% rate, 2% initial repayment, a 10-year fixed period) through the engine leaves a remaining balance of 226,375.13 € after 120 months, still well over two-thirds of the original loan. That remaining balance, not the monthly payment alone, is the number that actually matters once the fixed period ends, since it directly determines how large your next payment will be under refinancing.
Whatever happens after the fixed period is always an explicit assumption in this calculator: either a mathematical continuation of the same rate, or a separate refinancing scenario using a new rate you enter yourself. Neither is a prediction of where real mortgage rates will be - and if the loan is already fully repaid before the fixed period ends, the calculator says so plainly and hides the refinancing scenarios entirely, since they'd no longer apply.
A shorter fixed period usually comes with a lower rate but more exposure to whatever the market looks like at refinancing time. A longer fixed period typically costs a rate premium in exchange for longer protection against rate changes. This calculator doesn't recommend one over the other - it simply shows the remaining balance for whichever length you choose.
Three worked examples
All three scenarios below share the same starting point: a 300,000 EUR loan, 4.0% nominal rate, 10-year fixed period. Only the repayment choice changes between them, so what you're seeing is the effect of that one decision in isolation, without other variables shifting at the same time and muddying the comparison.
| Scenario | Monthly payment | Remaining debt after 10 years | Interest paid |
|---|---|---|---|
| Base case: 2% initial repayment | 1,500.00 € | 226,375.13 € | 106,375.13 € |
| Higher repayment: 3% initial | 1,750.00 € | 189,562.57 € | 99,562.57 € |
| With a 5% annual extra repayment | 1,500.00 € | 45,662.95 € | 75,662.95 € |
Raising the initial repayment by just one percentage point (scenario 2) noticeably cuts the remaining balance, for a payment that's about 250 EUR higher each month - a direct trade of today's cash flow for a lower balance years from now. The annual extra repayment in scenario 3 goes further still, since it reduces the balance directly on top of the regular payment and compounds into real interest savings - 30,712.18 € over the fixed period in this example, compared with the base case, at the same monthly payment as that base case.
These three scenarios deliberately change one variable at a time. Initial repayment and a fixed monthly payment are alternative ways of setting the SAME payment, not two levers you combine - the form lets you pick exactly one. An extra repayment (Sondertilgung) is different: it's a separate, additional lever that can be layered on top of whichever of the two you chose, which is exactly what scenario 3 does on top of scenario 1's own initial-repayment choice.
A practical starting point for your own planning is often to decide first on a monthly payment you can comfortably sustain without strain, then check what initial repayment rate or extra-repayment plan that implies - rather than starting from a target repayment percentage and only afterward discovering whether the resulting payment is actually realistic for your budget.
Contractual overpayments (Sondertilgung)
An extra repayment reduces the balance outside the regular schedule, on top of whatever the normal payment already covers. This calculator's own modeling convention, not a universal rule every real contract follows identically, applies it at month end, after that month's interest and regular installment - so it only starts reducing interest from the following month. A real contract could time it differently.
Many German mortgage contracts cap extra repayments at a set percentage of the original loan per year, 5% being a commonly quoted figure, though it is not a market-wide standard and varies by lender and contract - some allow more, some less, and some charge a rate premium for a more generous Sondertilgung right. This calculator applies a cap you enter and flags it clearly whenever requested extras exceed that cap within a loan year, rather than silently trimming them down without any explanation.
Grouping by loan year (twelve months from the loan's own first month) is this calculator's own convention and may not match your real contract's calendar-year rule - a contract tied to the calendar year could count differently if your loan didn't start on 1 January.
Extra repayments lower your balance but also tie up cash you might otherwise want available for emergencies, other investments, or simply as a buffer. Whether they make sense depends on your own risk tolerance and alternatives - this calculator shows the pure arithmetic effect, not a recommendation for or against making one, and it does not model an early-repayment penalty, since this feature assumes extras your contract already permits rather than an unplanned, unauthorized overpayment.
Refinancing stress tests
When the fixed-rate period ends, whatever balance remains needs new financing, either with your existing lender (a prolongation) or through a switch elsewhere (Anschlussfinanzierung). Nobody can reliably say today what rate will be on offer years from now - that uncertainty is the real interest-rate risk built into any annuity loan whose fixed period is shorter than its full repayment term.
Rather than guess at a single number, the calculator shows a sensitivity comparison: the same remaining balance, the same target repayment duration, but three different rate assumptions side by side - your entered rate, plus one percentage point, plus two percentage points. That makes clear how sensitive your future payment is to a higher rate, without presenting any one figure as likely or attempting a forecast this calculator has no basis to make.
German law (§ 489 BGB) gives borrowers the right to cancel a property loan, with six months' notice, no earlier than ten years after the loan was fully disbursed. This calculator does not compute an actual cancellation date from that rule - the real trigger date depends on your actual disbursement timing, and the statute itself resets that ten-year clock specifically when a later agreement changes the repayment time or the nominal interest rate (not any change to the loan at all), neither of which this tool collects.
Starting to think about refinancing early, a year or two before the fixed period ends, gives you real negotiating room: you can compare a prolongation offer from your current lender against offers from other banks, rather than accepting whatever's on the table under time pressure as the deadline approaches.
Realistic monthly ownership costs
The mortgage installment is not your full monthly cost of owning the property. Hausgeld (the building's service charge), a maintenance provision, insurance, and your share of annual property tax (Grundsteuer, divided by twelve) all add to it - this calculator keeps them in a clearly separate section rather than folding everything into one "total housing cost" figure that's easy to misread as the mortgage payment itself.
Watch for double-counting: if a maintenance reserve is already included in your Hausgeld figure, it shouldn't also be entered separately in the maintenance field. For the annual property tax itself, this site's dedicated Grundsteuer calculator gives a more precise estimate than a rough placeholder entered here.
The calculator's optional household budget check sets your monthly net household income against the mortgage payment, ownership costs, and other regular spending. The result is a planning estimate you entered yourself, explicitly not the affordability assessment a bank actually runs under its own lending policy.
For an apartment specifically, it's worth checking recent owners'-association meeting minutes: an underfunded maintenance reserve can later trigger a Sonderumlage, a one-off special assessment this calculator has no way to predict, since it depends on decisions the ownership community makes, not a fixed formula.
How to read a lender offer
This calculator is not a substitute for an actual bank offer. A real offer comes with a European Standardised Information Sheet (ESIS), lender-specific conditions, and a creditworthiness assessment - none of which this tool collects or replaces, and all of which can meaningfully differ from the illustrative figures shown here depending on your own lender and circumstances.
When you do get a real offer, pay attention to the difference between the nominal rate (Sollzins, the plain interest rate) and the effective annual rate (effektiver Jahreszins). § 16 PAngV defines exactly which costs a lender must fold into that effective rate and which it doesn't - notary fees and land-registry/ownership-transfer costs, for instance, are excluded, so even a correctly disclosed effective rate isn't a complete "true cost of the purchase" figure. This calculator deliberately doesn't display a computed effective rate of its own - a legally meaningful one has to be built from a specific lender's actual offer under that statute's own rules, which a general planning tool simply can't do without that offer in hand.
Ownership of the property does not transfer automatically the moment you pay the purchase price - it transfers through notarized agreement and entry in the Grundbuch (land register) under § 873 BGB. The lender secures its own loan with a Grundschuld (land charge), also entered in the land register, a separate step from the actual transfer of ownership itself.
For the purchase costs themselves in more detail, see the dedicated German Property Purchase Costs Calculator; for the recurring annual property tax, see this site's Grundsteuer calculator. Both share the same verified engine this mortgage calculator is built on, so the figures stay consistent across all three tools.
Frequently asked questions
What is Sollzinsbindung, and why isn't it the same as my loan term?
Sollzinsbindung is the period your interest rate stays fixed - typically 5 to 30 years. For most repayment choices, a German mortgage is not fully repaid by the end of it; whatever balance remains (the Restschuld) needs a new financing agreement, called Anschlussfinanzierung, at whatever rate is available then. The exception is a Volltilgerdarlehen or any repayment rate high enough that the loan is deliberately structured to finish within the fixed period itself - this calculator shows you directly which case you're in.
What does the initial repayment rate (Tilgung) actually control?
It sets your very first monthly payment, as a percentage of the original loan added to the interest rate. As you repay principal, more of each fixed payment goes toward principal and less toward interest automatically - the rate itself isn't recalculated every month.
How much will I still owe at the end of my fixed-interest period?
It depends heavily on your initial repayment rate: a higher Tilgung clears far more principal before the fixed period ends. This calculator shows the real modeled figure for your own inputs rather than a generic rule of thumb.
Can I finance 100% of the purchase price, including fees?
Mathematically, yes - the calculator will show a financing requirement above the purchase price if you enter little or no cash. In practice, lenders are generally far more cautious about financing the full price plus all fees (sometimes called Vollfinanzierung), and usually expect at least the purchase costs to be covered by equity.
What if I don't plan any extra repayments?
Leave the Sondertilgung section off. Every result still works - extras are entirely optional, and the calculator never assumes or pre-selects one on your behalf.
What is the Sondertilgung cap, and do I have to enter one?
Many German mortgage contracts allow a limited amount of extra repayment per year without penalty - often quoted as 5%, though this varies by lender and isn't universal. If you don't know your own contract's limit, leave the cap at "None" and treat any extra-payment results as hypothetical, subject to what your real contract permits.
What happens when my fixed-interest period ends?
You'll need Anschlussfinanzierung: either your existing lender offers a new rate, or you refinance elsewhere. Nobody can know today's rate years in advance, so this calculator's refinancing section shows your entered rate plus two higher sensitivity scenarios (+1 and +2 percentage points), never a prediction.
Is this calculator's result a loan offer or approval?
No. This is an educational planning estimate only. A real mortgage offer requires a lender's own underwriting, a formal ESIS disclosure, and your actual financial documentation - none of which this tool collects or replaces.
Why doesn't this calculator show a legally compliant effective annual rate (effektiver Jahreszins)?
A compliant effective rate has to capture every contractual cash flow and cost a specific lender's offer includes, which a generic planning calculator can't know. If your own lender gives you an effective rate, treat it as their own comparison figure rather than feeding it back into this calculator's nominal-rate math.
Does paying the purchase price transfer ownership immediately?
No - ownership transfers by notarized agreement and entry in the Grundbuch (land register, § 873 BGB), not simply by paying. Your lender will also register a Grundschuld (land charge) as security for the loan, a separate step from the ownership transfer itself.
Grunderwerbsteuer rates: DNotI, 28 January 2026. Transfer tax law: GrEStG. Broker commission rules: §§ 656b-656d BGB. Ownership and registration: § 873 BGB. Loan cancellation rights: § 489 BGB.
Written and maintained by Basaveswara Rao. Last reviewed on October 6, 2026.