Current for 2026•As of: July 2026

Amortization Calculator create a repayment schedule.

Calculate your repayment schedule with monthly payment, remaining debt and extra repayments.

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Loan

€
50,000 €1,000,000 €
%
0.5 %10.0 %

Repayment

%
1.0 %10.0 %
€
0 €50,000 €

Repayment tip

A higher initial repayment rate (at least 2%) significantly shortens the term and saves interest. Extra repayments of 5-10% p.a. are usually free of charge with most banks.

Monthly instalment

1,375.00 €

Term: 19.4 years

Financing overview

Total interest114,444.16 €
Total cost414,444.16 €
Remaining debt after fixed-rate period169,472.86 €

Total cost (repayment vs. interest)

  • Repayment(72.4 %)300,000.00 €
  • Interest(27.6 %)114,444.16 €

Advantage from extra repayments

Interest savings63,149.00 €
Debt-free earlier10 years

Annual overview (first 5 years)

YearInterestRepaymentRemaining debt
110,402.81 €11,097.19 €288,902.81 €
210,008.11 €11,491.89 €277,410.92 €
39,599.38 €11,900.62 €265,510.31 €
49,176.11 €12,323.89 €253,186.42 €
58,737.79 €12,762.21 €240,424.21 €

Calculation is based on:

  • Annuity loan with a constant instalment
  • Extra repayment made annually at year-end
  • Constant nominal interest rate over the term

Important note

These calculations are for non-binding information only and do not replace professional tax advice. All information without guarantee. Learn more

Sources & calculation basis

Our calculations are based on the following official sources (as of: July 2026):

Related guides

Financing a HomeTaking Out a Loan

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

Example: €300,000, 3.5% interest, 2% repayment

Example: €300,000, 3.5% interest, 2% repayment
ItemAmount
Loan amount€300,000
Annuity (interest + repayment)5.5%
Annual payment€16,500
Monthly instalment€1,375
Remaining debt after 10 years€228,000

How to optimize your financing

  1. Choose a higher repayment rate: 3% instead of 2% repayment often saves €50,000 or more in interest over the term.
  2. Use extra repayments: An extra €5,000 a year can shorten the term by 5-8 years.
  3. Longer fixed-rate period: When interest rates are low, a long fixed-rate period (15-20 years) pays off.
  4. Agree on a repayment-rate switch option: Flexibility to adjust the repayment rate if your salary changes.

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

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.

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.

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.

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.

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.

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