Tools & Calculators
Mortgage Calculator for Germany
Calculate your monthly payments, total interest, and full amortization schedule for a German Annuitätendarlehen.
Monthly payment
€1,375.00
/mo
Loan Amount
€300,000
Total interest paid
€177,593
Total Cost
€478,500
Remaining balance after fixed rate period (10 years)
€228,283.74
Loan amount
€300,000.00
Total interest paid
€177,593.16
Total cost of loan
€478,500.00
Payoff date
May 2055
€1,375.00
/mo
Calculate your closing costs too
Estimate Grunderwerbsteuer, notary, land registry, and agent fees for all 16 German states.
Frequently Asked Questions
How does a German mortgage (Annuitätendarlehen) work?
German mortgages use an annuity structure. You choose an initial repayment rate (Anfangstilgung, typically 1–5%) and a fixed interest period (Zinsbindung). Your monthly payment stays constant, but the split between principal and interest shifts over time — more goes to principal as the balance decreases.
What is the Zinsbindung (fixed rate period)?
The Zinsbindung is the period during which your interest rate is locked. Common terms are 5, 10, 15, or 20 years. After it expires, you refinance the remaining balance (Restschuld) at the current market rate. Longer fixed periods offer more certainty but may have slightly higher rates.
What is a good repayment rate (Tilgungsrate)?
Most experts recommend at least 2% initial repayment. Higher rates (3–5%) mean higher monthly payments but significantly less total interest and faster payoff. With a 1% repayment rate, it can take 40+ years to fully repay the loan.
What is Sondertilgung (extra repayment)?
Sondertilgung allows you to make additional annual payments beyond your regular monthly installment, typically up to 5% of the original loan amount per year. This reduces your remaining balance faster and saves substantial interest over the life of the loan.
What additional costs should I budget for when buying property in Germany?
Beyond the purchase price, expect: Grunderwerbsteuer (property transfer tax, 3.5–6.5% depending on the state), notary fees (1.5–2%), land registry fees (0.5%), and potentially broker fees (3–7%). These typically add 10–15% on top of the purchase price. Use our closing cost calculator to estimate these amounts.
What are current mortgage rates in Germany (2026)?
As of early 2026, typical German mortgage rates are around 3.1–3.3% for 5-year fixed, 3.3–3.6% for 10-year fixed, 3.5–3.9% for 15-year fixed, and 3.7–4.0% for 20-year fixed periods. Rates depend on your equity ratio, loan-to-value, and credit profile.
How much equity (Eigenkapital) do I need to buy in Germany?
Most German banks require at least 10–20% equity of the purchase price, plus enough to cover the closing costs (Kaufnebenkosten) of 7–12%. So for a €400,000 property, you'd typically need €80,000–€120,000 in savings. Some banks offer 100% financing, but at significantly higher interest rates.
How to Use This Mortgage Calculator
1. Enter Your Loan Details
Start with the Darlehensbetrag (loan amount) — typically the property price minus your equity (Eigenkapital) and closing costs. Then set the Sollzins (nominal interest rate) from your bank's offer.
2. Choose Your Repayment Rate
The Anfangstilgung (initial repayment rate) determines how fast you pay down the principal. A 2% rate is standard; 3%+ accelerates repayment significantly and saves tens of thousands in interest.
3. Set the Fixed Rate Period
The Zinsbindung locks your interest rate for 5 to 30 years. After this period, you'll need to refinance the remaining balance. The calculator shows your Restschuld at the end of the fixed period.
4. Review the Amortization Schedule
Switch to the Tilgungsplan tab to see year-by-year and month-by-month breakdowns of principal, interest, and remaining balance. Expand any year for monthly detail.
Understanding German Mortgages in 2026
The German mortgage market primarily uses the Annuitätendarlehen (annuity loan), where you pay a fixed monthly rate comprising both interest and principal repayment. Unlike variable-rate mortgages common in other countries, German borrowers typically lock in their interest rate for 10–15 years through the Zinsbindung (fixed rate period).
When the Zinsbindung expires, the remaining loan balance (Restschuld) must be refinanced at the then-current market rate. This makes the choice of fixed rate period a critical financial decision — especially in periods of rising interest rates. Our calculator helps you model different scenarios to find the optimal balance between monthly payment and total interest cost.
Before calculating your mortgage, remember to account for Kaufnebenkosten (closing costs), which typically add 7–12% to the purchase price. These include Grunderwerbsteuer (property transfer tax, 3.5–6.5% depending on the Bundesland), notary fees (~1.5%), and land registry fees (~0.5%). Use our closing cost calculator to estimate these amounts for your specific state.