What is Tilgung and why does the rate matter?

Tilgung is the initial annual repayment rate, expressed as a percentage of the loan amount. A higher Tilgung rate (e.g. 3% instead of 1%) means you pay off more principal each year, so the monthly payment is higher but the loan is repaid faster and the total interest paid is lower.

What happens when the Zinsbindung period ends?

At the end of the fixed-rate term, the remaining balance (Restschuld) must be refinanced, either with the same lender (Anschlussfinanzierung) or a new one. The interest rate at that point depends on market conditions, which is why many buyers choose a longer Zinsbindung to lock in certainty.

Why is the loan not fully repaid after 10 or 15 years?

The monthly payment stays level, but German annuity loans start with a low Tilgung rate (often 1-2%), so most of the early payments go toward interest. Even though the principal share grows each month as the balance shrinks, a 10 or 15 year Zinsbindung is usually shorter than the full payoff time.

What are Kaufnebenkosten and should I include them?

Kaufnebenkosten are incidental purchase costs on top of the property price: Grunderwerbsteuer (land transfer tax, 3.5-6.5% depending on the state), notary and land registry fees (about 1.5-2%), and real estate agent commission if applicable (typically 3-7%). Most German buyers finance these separately from their Eigenkapital, so including them increases the loan amount unless covered by extra equity.

Is this calculator accurate for my actual bank offer?

It models the standard German annuity structure (level monthly payment, fixed rate for the Zinsbindung period, rising Tilgung share), which matches how most Baufinanzierung offers work. Your bank may apply small rounding differences or add fees (Bearbeitungsgebühr), so treat the result as a close estimate rather than a binding offer.

Germany Mortgage Calculator

Name: Germany Mortgage Calculator
Availability: InStock
Author: Nham Vu

Enter property price, down payment, interest rate, and repayment rate to get your monthly mortgage payment and full amortization schedule for German home loans.

Loan Details

Property Price (Kaufpreis)

€

Incidental Purchase Costs (Kaufnebenkosten)

% of price notary, tax, agent fees

Down Payment (Eigenkapital)

€

Interest Rate (Sollzins)

% p.a.

Repayment Rate (Tilgung)

% p.a.

Fixed-Rate Term (Zinsbindung)

Enter your loan details to see the monthly payment.

Monthly Payment

€0

interest + principal, level during Zinsbindung

Loan Amount

€0

Interest Paid

€0

during Zinsbindung

Remaining Balance

€0

Restschuld at term end

Est. Payoff Time

—

at current rate

Year-by-Year Schedule (Tilgungsplan)

Year	Interest Paid	Principal Paid	Remaining Balance

Summary

Enter property price, down payment, interest rate, and repayment rate to get your monthly mortgage payment and full amortization schedule for German home loans.

How it works

Enter the property price and any incidental purchase costs (Kaufnebenkosten) such as notary fees, land transfer tax, and agent commission.
Enter your down payment (Eigenkapital). The loan amount is the property price plus incidental costs minus your down payment.
Enter the fixed interest rate (Sollzins) and the initial repayment rate (Tilgung) offered by your lender.
Choose the fixed-rate term (Zinsbindung), the number of years the interest rate is locked.
The calculator computes the level monthly payment and simulates it month by month to show the remaining balance (Restschuld) at the end of the fixed-rate term.
A year-by-year schedule shows how the interest and principal portions of each payment shift over time.

Use cases

Comparing monthly payments across different Tilgung rates before signing a Baufinanzierung offer.
Estimating the Restschuld you will need to refinance once the Zinsbindung period ends.
Checking whether a higher down payment brings the monthly rate within budget.
Understanding how incidental purchase costs affect the total loan amount.
Planning how many years it will take to fully repay the loan at the current rate.
Explaining the German annuity mortgage structure to buyers used to a different market.

Frequently Asked Questions

Last updated: 2026-07-21 · Reviewed by Nham Vu