Mortgage Calculator for Germany

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.

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.

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.

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.

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.