Mortgage

Monthly payment, remaining debt after the fixed-rate period, full repayment plan and what extra repayments save.

€1,985.26 a month

You pay €1,985.26 a month. After 10 years you still owe €313,964. You are debt-free in Jul 2057.

Over 30 years 9 months you pay €318,157 in interest: every euro borrowed costs you €1.77 in total. The part after the fixed period assumes 4.75% interest.

Loan

Loan amount Loan amount German: Darlehensbetrag The amount you borrow from the bank – usually the purchase price plus incidental costs, minus the own capital you bring. More about this term

Darlehensbetrag

€

Interest rate Nominal interest rate German: Sollzins The yearly interest rate on the loan, without fees. The bank charges one twelfth of it each month on the remaining debt. To compare offers, look at the effective rate instead. More about this term

Sollzins · per year

Fixed for Fixed-rate period German: Zinsbindung How long the interest rate is guaranteed, typically 5–20 years. After it ends, you have to refinance the remaining debt at whatever rates apply then. By law you can cancel any loan 10 years after payout with six months' notice, without a penalty. More about this term

Zinsbindung

years

In Aug 2026 banks in Germany charged 3.75% on average for new home loans fixed for 5 to 10 years (3.81% effective). Source: Deutsche Bundesbank.

Repayment

Set the loan by Set the loan by Choose what you know: the repayment rate from a bank offer, how many years you want to take to repay, or the monthly payment you can afford. The calculator works out the other two.

Repayment % Term Payment

Initial repayment Initial repayment rate German: Anfängliche Tilgung The share of the loan you repay in the first year, in percent. Together with the interest rate it sets the monthly payment: (interest + repayment) × loan ÷ 12. Because interest falls over time, the repayment grows each year. 2–3% is common; below 1.5% the loan takes very long to pay off. More about this term

Anfängliche Tilgung · 2–3% is common

After the fixed period Anschlussfinanzierung

Assumed follow-up rate Assumed follow-up rate The interest rate for the remaining debt once the fixed period ends. Rates in ten years can be much higher or lower than today; a value 1–2 points above today's rate is a cautious assumption.

Nobody knows – try a pessimistic value

Then pay Then pay Keep paying the same monthly amount as before, or agree a new repayment rate on the remaining debt, which changes the monthly payment.

Same payment New repayment %

Extra repayments Sondertilgung

Every year Every year An extra payment once a year, e.g. from a bonus or tax refund. Most contracts allow up to 5% of the loan per year for free.

€

For For For how many years you make the yearly extra payment. Leave it empty to pay it every year until the loan is gone.

Empty = every year

years

Extra every month Extra every month An amount paid on top of the regular monthly payment. Some contracts allow changing the repayment rate instead (Tilgungssatzwechsel) – the effect is the same.

€

One-off amount One-off amount A single larger payment, e.g. from an inheritance or a sold car.

€

In loan year In loan year In which year of the loan the one-off amount is paid. Year 1 is the first year after payout. It has no effect while the amount is 0.

Only used with an amount

More details

Fees Processing and valuation fees German: Bearbeitungsgebühr / Schätzkosten One-off costs of taking out the loan, such as a fee for valuing the property. For consumer loans, German courts have ruled general processing fees unlawful, but valuation, broker or partial-payout fees may still apply. Fees raise the effective rate. More about this term

Bearbeitungsgebühr / Schätzkosten · Raise the effective rate

€

Payout month Payout month When the bank pays out the loan. It only sets the calendar dates in the plan. It starts as the current month and is part of the link you share, so the dates stay the same whenever the link is opened.

First payment is due a month later

Inflation Inflation Prices rise over time, so a fixed payment gets easier to afford. Inflation lets the calculator show what future payments are worth in today's money. The ECB aims for 2% a year.

To express payments in today's money

In Sep 2026 prices in Germany were 3.3% higher than a year before. Over decades, 2% – the central bank's target – is the usual assumption. Source: Statistisches Bundesamt.

Results update as you type.

Monthly payment Monthly payment German: Rate / Monatsrate What you pay the bank every month: interest plus repayment. With an annuity loan it stays the same for the whole fixed-rate period. More about this term: €1,985.26
Remaining debt after fixed period Remaining debt German: Restschuld What you still owe at a given time – most importantly at the end of the fixed-rate period, because that amount has to be refinanced at the rates of that time. More about this term: €313,964
Total interest Total interest All interest you pay until the loan is repaid – the cost of borrowing. The part after the fixed period uses your assumed follow-up rate.: €318,157
Debt-free Debt-free The month of the last payment, when the loan is fully repaid.: Jul 2057
Effective rate Effective annual rate (APR) German: Effektivzins The true yearly cost of the loan: it includes monthly compounding and fees. German banks must state it in every offer, which makes it the fairest number for comparing loans. More about this term: 3.82%

Refinancing risk

You still owe €313,964 when the fixed rate ends and must refinance it at the rates of that time. Every extra percentage point of interest then costs about €262 a month.

Remaining debt Remaining debt German: Restschuld How much you still owe at the end of each year. With extra repayments, the second line shows the same loan without them, so you can see how much sooner it is paid off. What you still owe at a given time – most importantly at the end of the fixed-rate period, because that amount has to be refinanced at the rates of that time. More about this term

Balance at the end of each loan year

What each year's payments go to What each year's payments go to Each bar is one year of payments, split into interest (the bank's income) and repayment (which reduces your debt). The monthly payment stays the same, but the repayment share grows every year.

Interest shrinks as the debt falls

Where your money goes Where your money goes The total of all payments: the loan itself, the interest on top, and one-off fees. Today's money adjusts the total for inflation.

Everything you pay until the loan is gone

Repayment: €414,315 57%
Interest: €318,157 43%
Fees: €0 0%
Total: €732,472

In today's money the payments are worth €548,162 at 2% inflation – of €732,472 nominal.

Repayment plan Repayment schedule German: Tilgungsplan Every payment until the loan is repaid. The highlighted row is the end of the fixed-rate period. A table of every payment, showing how much goes to interest and to repayment and what debt remains afterwards. More about this term

Year	Interest rate	Paid	Interest	Repayment	Extra	Remaining
1 (2027)	3.75%	€23,823	€15,393	€8,430	€0	€405,885
2 (2028)	3.75%	€23,823	€15,071	€8,752	€0	€397,133
3 (2029)	3.75%	€23,823	€14,737	€9,086	€0	€388,047
4 (2030)	3.75%	€23,823	€14,391	€9,432	€0	€378,615
5 (2031)	3.75%	€23,823	€14,031	€9,792	€0	€368,823
6 (2032)	3.75%	€23,823	€13,657	€10,166	€0	€358,657
7 (2033)	3.75%	€23,823	€13,269	€10,554	€0	€348,103
8 (2034)	3.75%	€23,823	€12,867	€10,956	€0	€337,147
9 (2035)	3.75%	€23,823	€12,449	€11,374	€0	€325,772
10 (2036)	3.75%	€23,823	€12,015	€11,808	€0	€313,964
11 (2037)	4.75%	€23,823	€14,717	€9,106	€0	€304,858
12 (2038)	4.75%	€23,823	€14,275	€9,548	€0	€295,309
13 (2039)	4.75%	€23,823	€13,811	€10,012	€0	€285,297
14 (2040)	4.75%	€23,823	€13,325	€10,498	€0	€274,799
15 (2041)	4.75%	€23,823	€12,815	€11,008	€0	€263,792
16 (2042)	4.75%	€23,823	€12,281	€11,542	€0	€252,249
17 (2043)	4.75%	€23,823	€11,721	€12,103	€0	€240,147
18 (2044)	4.75%	€23,823	€11,133	€12,690	€0	€227,457
19 (2045)	4.75%	€23,823	€10,517	€13,306	€0	€214,151
20 (2046)	4.75%	€23,823	€9,871	€13,952	€0	€200,199
21 (2047)	4.75%	€23,823	€9,194	€14,629	€0	€185,569
22 (2048)	4.75%	€23,823	€8,483	€15,340	€0	€170,229
23 (2049)	4.75%	€23,823	€7,739	€16,084	€0	€154,145
24 (2050)	4.75%	€23,823	€6,958	€16,865	€0	€137,280
25 (2051)	4.75%	€23,823	€6,139	€17,684	€0	€119,596
26 (2052)	4.75%	€23,823	€5,281	€18,543	€0	€101,053
27 (2053)	4.75%	€23,823	€4,380	€19,443	€0	€81,610
28 (2054)	4.75%	€23,823	€3,436	€20,387	€0	€61,224
29 (2055)	4.75%	€23,823	€2,447	€21,376	€0	€39,847
30 (2056)	4.75%	€23,823	€1,409	€22,414	€0	€17,433
31 (2057)	4.75%	€17,779	€345	€17,433	€0	€0

Mortgage rates in Germany Mortgage rates in Germany What banks in Germany actually charged on new home loans each month, averaged over all borrowers (Deutsche Bundesbank, interest rate statistics). It shows how much rates can move within a few years – the reason the rate after your fixed period is a guess. A month's figure is published about five weeks after the month ends.

Average effective rate on new home loans, by how long the rate is fixed – up to Aug 2026

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How this is calculated

The calculator models a German annuity loan (Annuitätendarlehen): each month one twelfth of the nominal rate is charged on the remaining debt, and the rest of the fixed payment repays the loan. As the debt shrinks, the repayment share grows from month to month.

When the fixed-rate period ends, the remaining debt continues at the follow-up rate you assume – with the same payment or a new repayment rate. Extra repayments reduce the debt at the end of each loan year.

The effective rate includes monthly compounding and fees deducted from the payout. Current average rates come from the Deutsche Bundesbank every month.

Questions and answers

How is the monthly mortgage payment calculated in Germany?

Payment = loan × (nominal rate + initial repayment rate) ÷ 12. For €300,000 at 3.5% interest and 2% repayment that is €1,375 a month.

What is the remaining debt after the fixed-rate period?

What you still owe when the interest rate guarantee ends. It has to be refinanced at the rates of that time, which is why the calculator shows what a higher follow-up rate would cost.

Are extra repayments (Sondertilgung) worth it?

Every euro repaid early saves the interest on it for the rest of the term. Most German contracts allow up to 5% of the loan per year without a fee; the calculator shows how much interest and time that saves.

How high should the initial repayment rate be?

2 to 3% is common. Below 1.5% the loan takes very long to repay, and banks often charge more interest.