Mortgage (Annuitätendarlehen) Calculator Germany 🇩🇪
A €350,000 mortgage at 3.8% with 10-year Zinsbindung over 20 years works out to a monthly payment of about 2.084 €, with total interest of 150.215 € over the full term.
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Mortgage (Annuitätendarlehen)s in Germany
Market overview
German mortgages (Annuitätendarlehen) are typically fixed for 10-30 years — much longer than UK/Canadian "fix periods." After the Sollzinsbindung (interest-rate lock) ends, you refinance with the same or new bank. Major lenders include Sparkasse, Deutsche Bank, ING, and Commerzbank. Following ECB rate cuts in 2024-2025, 10-year fixed rates are around 3.5-4.0%.
Why 3.8% is the typical rate
3.8% is typical for a 10-year fixed mortgage at 80% LTV (Beleihungsauslauf). 60% LTV gets the best rates; 90%+ LTV sees significant premiums.
Tax & regulatory notes
No mortgage interest deduction for owner-occupied homes. Interest is fully deductible for rental properties (Werbungskosten). Grunderwerbsteuer (real estate transfer tax) is 3.5-6.5% depending on Bundesland. Notary and registration costs add ~1.5%.
A €350,000 mortgage at 3.8% with 10-year Zinsbindung over 20 years
350.000 € 3.8% 20 years (240 months) 2.084 € 150.215 € 500.215 €