How Much House Can You Afford in Germany?
Enter your net household income and available equity to get a realistic property budget — including the residency-status financing limits that most calculators ignore.
Get a real financing check — freeUses the German banking rule of thumb that housing costs should stay within ~40% of net income, a 3.8% rate (10y fixed, June 2026 market range 3.6–3.9%), 2% Tilgung and ~10% purchase costs paid from equity. LTV bands by residency reflect June 2026 market convention. Illustrative estimate — actual terms depend on the property, your profile and the lender. Not financial or tax advice.
How this calculator works
German banks apply two independent limits, and your budget is the lower of them. The income limit: your total housing payment should stay within roughly 40% of net household income (after existing loan obligations). The equity limit: purchase costs of ~10% are never financed, and banks cap the loan at a maximum loan-to-value that depends on your residency status.
Residency drives LTV in practice (June 2026 market convention): German tax residents get 80–90%, EU Blue Card holders with German employment are treated nearly identically (~85%), while non-residents buying from abroad are typically capped at 50–60% — meaning roughly half the purchase price in cash.
This is a screening estimate. Banks also weigh employment history, sector, probation periods, self-employment and existing property. A pre-approval (Finanzierungsbestätigung) is the reliable way to fix your budget before viewing properties.
Frequently asked questions
How much income do I need to buy a €400,000 apartment?
At 2026 rates (3.8% + 2% Tilgung) a €320,000 loan (80% LTV) costs ~€1,547/month. Under the 40% rule you'd want roughly €3,900+ net household income — plus ~€120,000 equity for the down payment and purchase costs.
Do EU Blue Card holders get the same mortgages as Germans?
Nearly. With German employment and residence, most banks treat Blue Card holders like residents: 80–90% LTV and standard rates. The gap only opens for non-resident applications from abroad.
Why does the calculator subtract 10% for purchase costs?
Transfer tax (3.5–6.5% by Bundesland), notary and land registry (~2%) and agent commission (typically ~3.57% buyer's share) total 8–12%. German banks don't finance these, so they reduce the equity available for your down payment.
Is the 40% rule a legal limit?
No — it's the market's affordability convention. Banks stress-test your household budget line by line; high incomes can stretch slightly above 40%, low incomes should stay below.