What is the amorteringskrav in Sweden?

Sweden's amortisation requirement forces minimum yearly repayment of principal. If your loan-to-value is above 70% you must amortise at least 2% of the original loan per year; above 50% to 70% at least 1%; below 50% there is no statutory requirement. An extra 1% applies if total mortgage debt exceeds 4.5 times gross annual income.

What is the maximum LTV for a Swedish mortgage?

The mortgage cap (bolånetaket) limits the mortgage to 85% of the property value, so you need a cash deposit (kontantinsats) of at least 15%. Borrowing above 85% is only possible as a separate unsecured top-up loan at a much higher rate, which this tool does not assume.

How are Swedish mortgage rates set?

Variable-rate mortgages are typically linked to SARON (the Swedish reference rate) plus a bank margin, while fixed terms (bindningstid) of 1–5 years are also common. Listed rates differ from the actual rate (snitträntan) most customers pay after discounts, so enter your offered rate for an accurate result.

Does the amortisation requirement increase my monthly cost?

Yes. On top of interest, you must repay principal each month under the amorteringskrav. That repayment is not a cost in the sense of money lost — it builds your equity — but it increases the cash you pay every month, which this calculator shows separately from interest.

Is this the same as my bank's quote?

It uses the same interest and amortisation maths Swedish banks apply, so the monthly figures should be close. Real offers depend on your credit, the property, your negotiated margin, and the bank's discretionary rate, so treat this as an accurate planning estimate.

Sweden Mortgage Calculator

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The Sweden Mortgage Calculator models a Swedish home loan — a bolån — using the rules that actually govern Swedish lending. Unlike a simple term-based mortgage, Sweden imposes a legal amortisation requirement (amorteringskrav) and an 85% loan-to-value cap, both of which shape your real monthly cost. This tool combines your interest with the mandatory principal repayment so you see the true monthly outlay.

How it works

First the loan and loan-to-value are derived, then the statutory amortisation rate is selected from the LTV and debt-to-income bands.

loan        = price − deposit
LTV         = loan / price
amort_rate  = 2% if LTV > 70%
            = 1% if 50% < LTV ≤ 70%
            = 0% if LTV ≤ 50%
amort_rate += 1% if loan > 4.5 × gross annual income

Each month, interest is charged on the outstanding balance at rate/12, and the mandatory amortisation repays amort_rate × original_loan / 12 of principal. The monthly cash cost is interest plus amortisation. The calculator runs this month by month to show total interest and how fast the balance falls.

Example

A 4,000,000 kr flat with an 800,000 kr deposit → a 3,200,000 kr loan (80% LTV). At 4.0% interest:

LTV is above 70%, so amortisation is 2% per year of the original loan = 64,000 kr/year ≈ 5,333 kr/month.
First-month interest = 3,200,000 × 4% / 12 ≈ 10,667 kr.
Total first-month cash cost ≈ 16,000 kr.

Notes

The amortisation portion builds equity rather than being lost, but it is real cash you pay each month. Purchase taxes (lagfart and mortgage deed fees) sit on top of the deposit and are not part of the loan here — see the Sweden stamp duty calculator. All maths runs in your browser; nothing is uploaded.