Germany · EUR

Calculate Your Mortgage as a Share of Property Value

Check your mortgage loan-to-value ratio, compare all secured borrowing and see how a different valuation or repayment changes the result.

Current property and secured debt

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Use the lender’s valuation if known; a market-value estimate may give a different ratio
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Used for the authorized-exposure ratio

Proposed borrowing scenario

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Editable planning target—not an approval limit
The proposal is compared with your chosen LTV target. The 80% marker is a comparison point, not a German approval rule or insurance trigger.

Property-value sensitivity

How proposed combined LTV changes if the lender-accepted value differs

Value changeProperty valueProposed secured debtCombined LTVHome equityEquity percentage

Planning estimate only. The entered value determines every ratio and equity figure. Results do not establish a market valuation, an available credit amount or a mortgage approval.

What does loan-to-value show in a German mortgage?

Loan‑to‑value (LTV) expresses borrowing as a percentage of a property’s value. This calculator shows the main mortgage on its own, the combined position including other secured debts, and optional scenarios using a proposed financing amount or a target ratio.

Mortgage LTV (%) = main mortgage balance ÷ entered property value × 100

Example: A €300,000 mortgage against a €500,000 value equals 60% LTV. Adding a separate €40,000 secured loan raises combined LTV to 68%. The main‑mortgage ratio alone does not reflect all borrowing secured against the property.

Beleihungswert and Beleihungsauslauf: the German distinction

German lenders may use a lending value (Beleihungswert) rather than a market estimate when calculating Beleihungsauslauf. These values can differ, which affects the ratio. A market price and a lending valuation are not interchangeable.

Example: A €360,000 loan represents 72% of a €500,000 purchase price but 80% of a €450,000 lending value. The loan amount is unchanged; the valuation basis differs.

Enter the value that fits your question. To approximate a lender’s ratio, use its stated valuation when available. To explore market‑value equity, use a realistic estimate. The calculator does not convert one valuation into another.

Use actual balances, not the registered Grundschuld

The Grundschuld recorded in the land register is not the outstanding mortgage balance. It can remain unchanged while the loan is repaid. Use current lender statements and count each loan once.

Leave secured‑credit fields at zero if you have no such facility. Unsecured loans do not belong in these fields, even though they may matter in a lender’s affordability assessment.

Balances and full credit limits answer different questions

Combined LTV uses the main mortgage, other secured‑loan balances and the drawn amount of any secured credit line. Authorised exposure replaces the drawn amount with the full credit limit.

Example: With a €300,000 mortgage, €20,000 drawn on a secured facility and a €50,000 limit against a €500,000 property, combined LTV is 64%. Using the full limit, the comparison is 70%. At an 80% target, borrowing room based on balances is €80,000; using the full limit, €50,000.

These are planning distinctions. They do not represent a universal lender method. The calculator shows both approaches for comparison.

How to enter a proposed mortgage

Enter the full main‑mortgage balance expected after the proposed transaction, not only the increase. If €300,000 would become €350,000, enter €350,000. The proposed other‑borrowing field should contain the total secured loans that will remain or be added.

The proposed combined calculation replaces current balances with your proposed figures. It does not add both sets together. Changing the borrowing‑purpose label changes only the description, not the formula.

Working towards a lower target LTV

At a €500,000 value, a 75% target corresponds to €375,000 of debt in the model. If current secured balances total €390,000, the repayment needed to reach the target is €15,000. Costs or restrictions associated with repayment are not included.

The required‑value result works in the opposite direction. Proposed combined debt of €360,000 needs a €450,000 value to equal 80% LTV. The associated €90,000 equity figure is the difference between value and debt. It is not automatically the cash deposit needed for a purchase.

Neither the 80% marker nor a custom target guarantees a rate or approval. Borrowing relative to value is only one part of an application.

What if the property valuation changes?

The sensitivity table keeps proposed debt constant and varies the entered value by −20%, −10%, 0%, +10% and +20%. For €360,000 of proposed debt, a €500,000 value gives 72% combined LTV; a 10% lower value of €450,000 gives 80%.

These are hypothetical comparisons, not forecasts. If secured balances exceed the entered value, calculated equity becomes negative. Ratios are rounded to one decimal place and should not be treated as confirmation of any lender threshold.

Germany loan-to-value calculator FAQs

How is mortgage LTV calculated?

Divide the main mortgage balance by the property value used for the calculation and multiply by 100. A €300,000 mortgage against a €500,000 value has a 60% LTV. Combined LTV also includes other secured loans and the drawn secured credit balance.

Is LTV the same as Beleihungsauslauf?

Both describe borrowing relative to a property value, but the valuation basis matters. A German lender may calculate Beleihungsauslauf using its own Beleihungswert. This calculator uses exactly the value you enter and does not calculate a separate bank valuation.

Should I use the purchase price or the bank’s valuation?

Use the valuation relevant to your comparison. The bank’s accepted lending value can help approximate its lending ratio, while a current market-value estimate can help explore market-value equity. Every ratio and equity figure here uses the same entered value.

Should I enter the Grundschuld amount as my mortgage balance?

No. Enter the actual outstanding loan balance. A registered Grundschuld can remain unchanged while repayments reduce the debt, so it is not a substitute for a current mortgage statement.

What is authorised combined exposure?

It is the main mortgage plus other secured loans and the full secured credit limit, divided by the entered property value. The calculator uses at least the drawn balance if the entered limit is lower. This is a planning measure, not a universal German lender rule.

Do I enter only the extra amount I want to borrow?

No. Enter the complete proposed main mortgage and the total other secured loans that will remain or be added. The calculator also carries forward the current drawn secured credit balance when calculating proposed combined LTV.

Why can borrowing room differ from the repayment needed?

The custom borrowing-room figure subtracts full authorised secured exposure from the target debt amount. The repayment-needed figure instead compares current outstanding balances with that target. Undrawn secured credit can therefore reduce borrowing room without creating an outstanding balance to repay.

Does going above 80% LTV trigger a fee or insurance charge?

This calculator does not establish any such requirement. The 80% marker is a comparison point only. It does not calculate an insurance premium, an interest surcharge or a lending decision.

Is the equity at the required property value my cash deposit?

Not necessarily. It is the required property value minus proposed combined debt at your chosen target ratio. It is not a complete purchase budget and excludes taxes, fees and other acquisition costs.

Does changing the borrowing purpose change the results?

The selection changes the scenario description only. It does not apply different formulas or lender rules for owner-occupied homes, investment properties or borrowing against equity.