Buying in Germany: your deposit is only part of the cash target
A deposit reduces the amount you need to borrow, but it does not cover purchase‑related expenses. Saving €80,000 for a €400,000 home provides a 20% contribution toward the price, yet costs such as tax, notary fees and moving expenses still require additional funds. This calculator separates the deposit, the expected purchase costs and any reserve you want to keep.
In Germany, Eigenkapital refers to your own capital used for the purchase. Here, “deposit” simply means the portion of the price you fund yourself; it is not a separate reservation payment.
How much equity should you plan for?
There is no fixed deposit percentage that guarantees a mortgage. Some providers suggest covering purchase costs and contributing around 20% of the price as a planning guideline. This is general information, not a universal lending rule. The amount a bank may offer depends on your finances and the property.
The 5%, 10% and 20% options help compare savings targets. They do not represent available mortgage products. The calculator assumes that buying costs are paid from your own funds rather than added to the loan.
Which German purchase costs should you enter?
- Property transfer tax (Grunderwerbsteuer): enter the amount applicable to your federal state and transaction. The calculator does not determine the tax automatically.
- Notary and land‑register costs: include expected charges for the purchase and mortgage registration.
- Broker commission (Maklerprovision): if payable, include your share once in “Broker, moving and other costs.”
- Other expenses: add inspection, financing, moving or immediate work costs as needed. Leave fields at zero when no charge applies.
Prefilled values are examples, not fee quotations. Update them before relying on the total. Keep your emergency reserve separate from money intended for the purchase.
Purchase‑price LTV is not the bank’s valuation
The ratio is simple: mortgage amount ÷ purchase price × 100. A €320,000 loan on a €400,000 purchase equals 80% LTV. Increasing your deposit to reduce the loan lowers the ratio accordingly.
German lenders may assess borrowing against their own lending value, the Beleihungswert. Their Beleihungsauslauf can differ from the purchase‑price ratio shown here. The above‑80% marker is a comparison aid only; it does not calculate premiums, surcharges or approval decisions.
Count available cash, not another loan
Enter each source of money once. If a gift is already included in your savings, do not add it again. Only include funds that will actually be available when bills are due.
A subsidised loan remains borrowing. For example, the KfW home ownership programme 124 provides a loan, not a grant. Do not enter such loans as your own funds. This calculator does not model financing packages made up of multiple loans.
A worked savings example
If your deposit is €80,000, purchase costs total €35,000 and you want to keep €15,000 as a reserve, your cash target is €130,000. With €100,000 available, the shortfall is €30,000. Saving €1,500 per month would close that gap in 20 months.
These figures are illustrative. The timeline rounds to whole months and assumes constant saving. It does not forecast interest, investment returns, future property prices or changing fees. Reaching the cash target does not determine whether future mortgage payments will be affordable.