Amortization Calculator
Calculate your repayment schedule with monthly payment, remaining debt and extra repayments.
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More detailsextra repayment €5,000/year · repay from the start
Paid at the end of each year.
Interest-only start
Your monthly payment
per month
€1,375.00
€1,375.00At 3.5% interest and 2% initial repayment you pay €1,375.00 a month. After the 10-year fixed-rate period, €169,473 is still owed; you are debt-free after 19 years 5 months.
- 5 y 8 mMore principal than interest
- 10 yFixed rate ends (€169,473 left)
- 11 y 5 mHalf repaid
- 19 y 5 mDebt-free
- 5 y 8 mMore principal than interest
- 10 yFixed rate ends (€169,473 left)
- 11 y 5 mHalf repaid
- 19 y 5 mDebt-free
- Balance after 10 years
- €169,472.86
- Loan
- €300,000.00
- Total interest
- + €114,444.16
- Total you pay
- €414,444.16
- Total term
- 19 years 5 months
After 10 years: follow-up financing
- Payment afterwards at 3.5% (assumption)Remaining debt over the planned remaining term: 9 years 5 months
- €1,762.63
- Interest in the follow-up phase
- €29,703.84
Nobody knows today what the rate will be after the fixed-rate period – try higher and lower values.
What you can do
With 3% initial repayment−€20,429 interest
The payment rises to €1,625.00, you are debt-free 3 years 3 months sooner and owe only €133,615 when the fixed rate ends.
Your extra repayment of €5,000 per year−€63,149 interest
Shortens the term by 9 years 7 months and lowers the balance at the end of the fixed rate by €58,811.
How this was calculated
Each month: interest = remaining balance × rate ÷ 12; the rest of the fixed payment reduces the loan. Extra repayments lower the balance at the end of each year.
RZ-26 · headon.pro
Understanding your repayment schedule: how your loan works
With an annuity loan, you pay the same instalment every month. This instalment consists of interest and principal repayment. With every payment your remaining debt decreases – and so does the interest portion.
The repayment portion increases in return, so that with an unchanged instalment you pay off your loan faster and faster. This effect is called repayment dynamics.
Key terms for a property loan
- Nominal interest rate
- The interest rate you pay on the remaining debt. It applies for the fixed-rate period.
- Initial repayment rate
- The percentage you repay in the first year. It increases over the term.
- Fixed-rate period
- The period for which the nominal interest rate is guaranteed. Typical: 10-15 years.
- Remaining debt
- The still outstanding loan amount. It must be refinanced after the fixed-rate period ends.
Example calculation: €300,000 loan
How to optimize your financing
- 1Choose a higher repayment rate3% instead of 2% repayment often saves €50,000 or more in interest over the term.
- 2Use extra repaymentsAn extra €5,000 a year can shorten the term by 5-8 years.
- 3Longer fixed-rate periodWhen interest rates are low, a long fixed-rate period (15-20 years) pays off.
- 4Agree on a repayment-rate switch optionFlexibility to adjust the repayment rate if your salary changes.
- Loan amount
- €300,000
- Annuity (interest + repayment)
- 5.5%
- Annual payment
- €16,500
- Monthly instalment
- €1,375
- Remaining debt after 10 years
- €228,000
Extra repayments: the turbo for paying off your debt
Extra repayments are additional payments on top of the regular instalment. Most banks allow 5-10% of the loan amount per year free of charge.
The advantage: every euro of extra repayment saves you interest for the entire remaining term. At 3.5% interest and a remaining term of 20 years, €1 of extra repayment saves about €0.70 in interest.
When extra repayments pay off the most
- Early in the term
- The earlier you make an extra repayment, the more interest you save.
- At high interest rates
- At 4% interest, extra repayments pay off more than at 2%.
- Instead of a savings account
- When your loan interest rate is higher than your savings-account return.
- Bonus or inheritance
- Invest lump-sum payments directly into paying off your debt.
Frequently asked questions about the repayment schedule
Everything important about annuity, repayment and remaining debt
What is an annuity loan?
An annuity loan has a constant monthly instalment (the annuity) throughout the fixed-rate period. This instalment consists of interest and repayment. With every payment, the remaining debt decreases, which reduces the interest portion and increases the repayment portion.
How high should the initial repayment rate be?
Experts recommend an initial repayment rate of at least 2%, ideally 3-4%. With only 1% repayment and 3% interest, repayment takes over 40 years. With 3% repayment, it takes only about 23 years. The higher the repayment rate, the sooner you are debt-free.
What happens at the end of the fixed-rate period?
Once the fixed-rate period ends (e.g. after 10 years), you must refinance the remaining debt – at the interest rate applicable at that time. This carries an interest-rate risk. A longer fixed-rate period or a higher repayment rate reduces this risk.
How do extra repayments work?
Most banks allow 5-10% extra repayment per year free of charge. These additional payments directly reduce the remaining debt and save significant interest. €5,000 of extra repayment per year can easily save €30,000 in interest over the term.
What is better: a higher repayment rate or extra repayments?
Both make sense, but offer different levels of flexibility. A higher repayment rate is binding and monthly. Extra repayments are voluntary and flexible. If you can save regularly, choose a higher base repayment rate. For irregular payments (bonuses, inheritance), extra repayments are ideal.