Calculate your Annuitätendarlehen monthly payment, the remaining balance (Restschuld) at the end of your Zinsbindung, and state property transfer tax.
The purchase price of the property
Cash you're putting down — typically 20%+ recommended
Determines your Grunderwerbsteuer (property transfer tax) rate
Typically ~3.57% of price, often split between buyer and sellerYes, add estimated agent commission (3.57%)
Current 10-year fixed rates are running around 3.4%–3.8% (July 2026)
At least 2% is recommended — 1% takes over 40 years to pay off
Your rate is locked for this period only, not the full loan term
ℹ️ German mortgages (Annuitätendarlehen) fix your rate only for the Zinsbindung period — not the whole loan. At the end, you'll still owe a Restschuld that needs refinancing (Anschlussfinanzierung).
📋 Closing Costs (Kaufnebenkosten)
Select your state and click calculate to see Grunderwerbsteuer, notary, and land registry costs — these typically total 9–15% of the purchase price and generally can't be financed through the mortgage.
Monthly Payment (Annuität)
--
--
🏠 Loan Amount (Darlehen)--
💸 Interest Paid During Zinsbindung--
📉 Remaining Balance (Restschuld)--
💰 Total Cash Needed at Purchase--
📋 Kaufnebenkosten (Closing Costs) Breakdown
Grunderwerbsteuer (property transfer tax)
--
Notary & Land Registry (~2%)
--
Makler Commission (~3.57%)
--
Total Closing Costs
--
📊 Zinsbindung Summary
Property Price
--
Eigenkapital (Deposit)
--
Darlehen (Loan Amount)
--
Interest Rate + Tilgung
--
Zinsbindung Period
--
Principal Repaid by End of Zinsbindung
--
Est. Years to Full Payoff (if rate/Tilgung unchanged)
--
Restschuld at End of Zinsbindung
--
Ad · 336×280
How German Mortgages (Baufinanzierung) Work
The standard German mortgage is the Annuitätendarlehen — a loan with a fixed monthly payment (Annuität) that combines interest and principal repayment. Unlike mortgages in some other countries, the interest rate is only fixed for a chosen Zinsbindung (fixed-rate period), typically 10, 15, or 20 years — not the entire loan term. At the end of the Zinsbindung, you still owe a Restschuld (remaining balance) and must arrange Anschlussfinanzierung (follow-up financing) at whatever rate is available then.
📈 Current Market Rates (July 2026)
10-year fixed Baufinanzierung rates are running around 3.4%–3.8% effective annual interest, with top conditions occasionally slightly below. Rates are tied to the ECB base rate (2.15% since April 2026) and have stabilized after the sharp rises of 2022–2023. Longer Zinsbindung periods (15–20 years) currently carry only a small premium of 0.1–0.3 percentage points over 10-year fixes.
📝 Grunderwerbsteuer by State (2026)
Rate
States
3.5%
Bayern
5.0%
Baden-Württemberg, Niedersachsen, Rheinland-Pfalz, Sachsen-Anhalt
On top of Grunderwerbsteuer, budget roughly 1.5% for notary fees and 0.5% for land registry (Grundbuch), plus 3.57%–7.14% for Makler (agent) commission if one is involved — these Kaufnebenkosten (closing costs) typically total 9%–15% of the purchase price and generally cannot be financed through the mortgage itself.
💡 Example Calculation
Scenario: €450,000 property in Baden-Württemberg (5.0% Grunderwerbsteuer), €90,000 deposit (20%), 3.6% interest, 2% initial Tilgung, 15-year Zinsbindung, no Makler.
1. Loan Amount (Darlehen): €450,000 − €90,000 = €360,000
2. Monthly Payment (Annuität): €360,000 × (3.6% + 2%) ÷ 12 ≈ €1,680/month
3. Grunderwerbsteuer: €450,000 × 5.0% = €22,500
4. Notary & Grundbuch (~2%): €9,000
5. Total closing costs: €31,500 (paid in cash, on top of the deposit)
6. After 15 years of Zinsbindung, a meaningful share of the €360,000 loan remains as Restschuld — try the calculator above to see the exact figure and plan for Anschlussfinanzierung.
Note: This is a simplified example. Actual bank offers vary, and refinancing rates after your Zinsbindung ends are unknown today.
⚠️ Important Notes
- This calculator provides estimates only and assumes a standard Annuitätendarlehen with a constant rate during the Zinsbindung.
- It does not include bank fees, appraisal costs, KfW subsidized loan combinations, or Sondertilgung (extra repayment) options.
- After 10 years, German law (§489 BGB) lets borrowers exit any fixed-rate mortgage with 6 months' notice and no early repayment penalty — a right unique in Europe.
- The "years to full payoff" figure assumes your current rate and Tilgungssatz stay unchanged for the whole term, which is unrealistic — it's shown for context only, since real Anschlussfinanzierung rates are unknown in advance.
- Non-EU/non-resident buyers often face stricter terms (lower maximum loan-to-value, cash-only closing costs).
- For personalized offers, consult a Baufinanzierung advisor or compare via independent brokers.
Frequently Asked Questions
An Annuitätendarlehen is the standard German mortgage structure. You pay a fixed monthly amount (the Annuität) that combines interest and principal repayment (Tilgung). As the balance falls, the interest portion shrinks and the principal portion grows, but your monthly payment stays the same throughout the Zinsbindung period.
Unlike a fully fixed-term mortgage in some countries, German mortgages fix the interest rate only for a chosen Zinsbindung period — typically 10, 15, or 20 years — not the entire loan term. At the end of the Zinsbindung, you still owe a remaining balance (Restschuld) and must arrange Anschlussfinanzierung (follow-up financing) at the interest rate available at that time.
Restschuld is the loan balance still outstanding at the end of your Zinsbindung period. Because German mortgages typically use a low initial Tilgungssatz (repayment rate) of 1–3%, a significant portion of the original loan is often still unpaid after 10–15 years, requiring refinancing at the then-current interest rate.
Grunderwerbsteuer is Germany's real estate transfer tax, paid by the buyer on almost every property purchase. It ranges from 3.5% (Bavaria) to 6.5% (Brandenburg, North Rhine-Westphalia, Saarland, Schleswig-Holstein, Thuringia) of the purchase price, depending on the federal state (Bundesland).
A common rule of thumb is at least 20% of the purchase price as Eigenkapital, plus enough cash to cover closing costs (Kaufnebenkosten) of roughly 9–15% of the purchase price — since these costs generally cannot be financed through the mortgage itself. Residents can typically borrow up to 90% loan-to-value; non-residents often face a maximum of around 60%.
⚠️ Disclaimer: This calculator provides estimates for informational purposes only, based on a standard Annuitätendarlehen with a constant rate during the Zinsbindung period. It does not include bank fees, appraisal costs, KfW subsidies, or Sondertilgung options, and the "years to full payoff" figure assumes today's rate and Tilgungssatz continue unchanged, which is unrealistic for a real mortgage. Grunderwerbsteuer rates and closing cost estimates are indicative — always confirm exact figures with your Notar and Finanzamt. For personalized financing offers, consult a licensed Baufinanzierung advisor.