What is an Annuitätendarlehen?

An Annuitätendarlehen is the standard German repayment mortgage: you pay a fixed monthly amount (the Rate) that combines interest and principal. As you pay down the balance, the interest portion shrinks and the repayment portion grows, so the loan amortises faster over time even though the payment stays constant.

What is Tilgung and why does it matter?

Tilgung is the repayment (amortisation) component. Your initial Tilgung rate — commonly 1–3% per year of the loan — combines with the interest rate to set your monthly payment: a higher Tilgung means a bigger payment but a much faster payoff and far less total interest. German borrowers often choose at least 2% to avoid carrying debt for decades.

What is Sollzinsbindung and the remaining balance?

German mortgages fix the interest rate for a set period (Sollzinsbindung), often 10 or 15 years, not the whole term. At the end of that period the loan usually still has a balance, which must be refinanced (Anschlussfinanzierung) at the rate prevailing then. The calculator shows this remaining balance so you can see your refinancing exposure.

Is this the same as the German bank's quote?

It uses the same annuity maths German banks use for an Annuitätendarlehen, so the monthly Rate should be very close. Real offers also depend on your credit, the property, special repayment rights (Sondertilgung), and product fees, so treat this as an accurate planning estimate rather than a binding quote.

Germany Mortgage Calculator

Q: How much deposit do I need in Germany?

Lenders typically want a loan-to-value of 80% or less for the best rates, meaning at least 20% equity, plus separate cash for purchase costs (Grunderwerbsteuer, notary, agent), which add roughly 10–15% on top. The tool flags when your LTV exceeds 80% so you can see whether you're in higher-rate territory.

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The Germany Mortgage Calculator models a German repayment mortgage — the Annuitätendarlehen — the way German banks actually structure it. Instead of choosing a term, you choose an interest rate (Sollzins) and an initial repayment rate (Tilgung), and those two together fix your monthly payment (Rate). Crucially, German mortgages fix the rate only for a set period (Sollzinsbindung), so this tool also shows the remaining balance you’ll need to refinance at the end of it.

How it works

The fixed monthly payment is the annuity for the first-year cash flow: interest plus repayment on the starting loan, spread monthly.

loan         = price − equity
annual_rate  = (Sollzins% + Tilgung%) of loan
monthly_Rate = loan × (Sollzins% + Tilgung%) / 12

Each month, interest is charged on the outstanding balance at Sollzins/12, and the rest of the Rate reduces the principal. Because the Rate is fixed, the repayment portion grows every month and the loan amortises faster over time. The calculator runs this month by month to the end of the Sollzinsbindung and reports the balance still owed (your refinancing exposure), the total interest paid in the fixed period, and the loan-to-value.

Example

A €400,000 home with €100,000 equity → a €300,000 loan (75% LTV). At 3.5% Sollzins and 2% Tilgung:

Monthly Rate = €300,000 × 5.5% / 12 ≈ €1,375.
After a 10-year Sollzinsbindung, roughly €235,000 still remains to refinance.

Notes

A higher Tilgung means a larger Rate but dramatically less total interest and a faster payoff. Purchase costs (Grunderwerbsteuer, notary, agent) of roughly 10–15% sit on top of the deposit and are not part of the loan here. All maths runs in your browser; nothing is uploaded.