Calculate your monthly rate
Defaults show a typical Munich case — €500,000 purchase with €100,000 down. Change any value; results update instantly. Nothing is stored, nothing is sent anywhere, and using this has no effect on your SCHUFA.
These figures are non-binding estimates. The real conditions depend on your file — I obtain them for you from 450+ banks, free of charge and SCHUFA-neutrally.
Get my real ratesWhat to enter — and why it matters
Interest rate: in mid-2026, well-qualified buyers with solid equity see ten-year fixes around 3.7–4.0 % ; stretched files price higher. The advertised "top rate" is a marketing number for the best tier — how your personal rate is actually made explains the loan-to-value mechanics behind it.
Tilgung (initial repayment): Germany's unusual dial — you choose what percentage of the loan you repay per year (commonly 1.5–3 %). Higher Tilgung: higher monthly payment, dramatically less interest, faster freedom. The German mortgage system, explained walks through Annuität, Zinsbindung and the § 489 BGB ten-year exit right.
Equity: banks expect the closing costs (roughly 5–12 %) plus ideally 10–20 % of the price from your own pocket. Where your number really needs to sit — by residence status — is in down payment & affordability for internationals.
How the math works
The German standard mortgage is an annuity loan: your payment is (interest rate + Tilgung) × loan amount, divided by twelve — and it stays constant through the whole fixed-rate period. With the defaults above: €400,000 × 5.8 % ÷ 12 = €1,933 per month. Inside that constant payment, the interest share shrinks every month and the repayment share grows — which is why the remaining debt falls faster in year ten than in year one, without your payment ever changing.
What the calculator can't know
- Your loan-to-value tier. Banks price in steps (60 / 80 / 90 %+ of the lending value) — a few thousand euros more equity can drop you a full tier and beat any online rate table.
- KfW subsidies. State-subsidised loans can replace part of the bank loan at better rates — if you apply before signing.
- The closing-cost bill. Transfer tax, notary and agent come on top of the price and out of your equity — the full math is in the buying guide.
- Bank appetite for your profile. Fixed-term contract, self-employment, thin SCHUFA, non-EU passport — each narrows the pool differently; comparing 450+ banks is how the pool stays big enough.
From estimate to signed rate
I'm Hendrik Benevides, multi-bank mortgage advisor in Munich-Pasing (Postbank Finanzberatung AG) — advice in English, German and Portuguese, 5.0★ across 54 verified WhoFinance reviews, comparing 450+ banks. Bring me the numbers you just calculated, and I'll bring back what banks actually offer on your file — SCHUFA-neutrally, free, online across Germany. Book your free consultation and let's price your plan for real.