What is TAN and is it what this calculator uses?

TAN (Tasso Annuo Nominale) is the nominal annual interest rate used to compute the monthly installment. This calculator divides the TAN by 12 to get the monthly rate and applies it to the declining balance, which matches how Italian banks calculate the rata for a standard amortizing mutuo.

What is the difference between TAN and TAEG?

TAN is the pure interest rate applied to the loan balance. TAEG (Tasso Annuo Effettivo Globale) adds fees, insurance, and other loan costs to express the true annual cost of the mortgage. Italian lenders are required to disclose both; this calculator only computes payments from the TAN, so the real all-in cost may be slightly higher.

Does this handle a mutuo a tasso variabile (variable rate)?

No. This calculator assumes a fixed rate for the full term (mutuo a tasso fisso). For a variable-rate mortgage, the rate can change at each reset date, so the actual payment will differ from this estimate after the first adjustment.

What loan term is typical in Italy?

Italian mutui commonly run 15 to 30 years, with 20 to 25 years being the most common range for a primary residence. Terms beyond 30 years are rare and usually limited by the borrower reaching a maximum age at the end of the loan.

Does the payment include taxes or insurance?

No. This is a principal-and-interest calculation only. It excludes imposta sostitutiva (the substitute tax due at signing), notary fees, and any required home or life insurance, all of which add to the real upfront and monthly cost of a mutuo.

Italy Mortgage Calculator

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

Enter the mutuo loan amount, annual interest rate, and term in years to get the monthly payment, total interest, and a year-by-year amortization schedule.

Mutuo Details

Loan Amount

€

Interest Rate (TAN, annual)

Loan Term

Fixed rate (mutuo a tasso fisso), principal and interest only. Excludes imposta sostitutiva, notary fees, and insurance.

Enter a loan amount to see your mutuo breakdown.

Monthly Payment (Rata)

€0.00

principal and interest

Loan Amount

€0.00

Total Interest

€0.00

Total Repayment

€0.00

Year-by-Year Amortization Schedule

Year	Principal Paid	Interest Paid	Remaining Balance

Summary

Enter the mutuo loan amount, annual interest rate, and term in years to get the monthly payment, total interest, and a year-by-year amortization schedule.

How it works

Enter the mutuo loan amount in euros.
Enter the annual interest rate (TAN) quoted by the bank.
Choose the loan term in years.
Read the monthly payment, total interest, and total repayment in the results panel.
Scroll the year-by-year schedule to see how the balance declines over time.

Use cases

Estimating the monthly rata before applying for a mutuo.
Comparing how a longer or shorter term changes the monthly payment and total interest.
Checking how much interest a fixed-rate mutuo (mutuo a tasso fisso) costs over its full term.
Seeing the remaining balance at any point in the loan to plan an early repayment (estinzione anticipata).
Comparing quotes from different banks by testing each quoted TAN against the same loan amount and term.

Frequently Asked Questions

Last updated: 2026-07-23 · Reviewed by Nham Vu