German Mortgage Calculator
Calculate the monthly payment for a German annuity loan (Annuitätendarlehen), see how it splits into interest and repayment, and how long until you own your property outright — with 2026 market rates preset.
Get a real financing check — freeAssumes the rate stays constant after the fixed period and no Sondertilgung (extra repayments). Purchase costs (8–12%) are not financed — see the Purchase Cost Calculator. Illustrative estimate — actual terms depend on the property, your profile and the lender. Not financial or tax advice.
How this calculator works
German mortgages are annuity loans: you pay a constant monthly rate composed of interest plus repayment (Tilgung). The formula is simple: monthly payment = loan × (interest rate + initial Tilgung) ÷ 12. With every payment, the interest share shrinks and the repayment share grows.
Most loans fix the interest rate for 10 years (Sollzinsbindung). This calculator shows your remaining debt at that milestone — the amount you'll refinance (Anschlussfinanzierung) or pay off. Thanks to § 489 BGB you can always exit 10 years after full disbursement with 6 months' notice, whatever your contract says.
Two levers matter most: a higher Tilgung shortens the payoff dramatically (2% → ~35 years, 3% → ~25 years at 2026 rates), and purchase costs of 8–12% are never financed by German banks — they come from your equity on top of the down payment.
Frequently asked questions
What interest rate should I expect in Germany in 2026?
10-year fixed rates ranged 3.6–3.9% in mid-2026 for standard profiles. Your rate depends on loan-to-value, income and residency status — non-residents pay a premium.
What is Tilgung?
Tilgung is the repayment component of your monthly rate, quoted as an initial percentage of the loan. German banks typically require at least 1–2%. Higher initial Tilgung means faster payoff and less total interest.
What happens after the 10-year fixed period?
You refinance the remaining debt at then-current rates (Anschlussfinanzierung), continue with your bank, or repay it. Under § 489 BGB you can always terminate 10 years after disbursement with 6 months' notice — without Vorfälligkeitsentschädigung.
Can foreigners get a German mortgage?
Yes. German tax residents — including EU Blue Card holders — typically access 80–90% loan-to-value. Non-residents are usually limited to 50–60% and need substantially more equity.