Loans & insurance · mortgage
Mortgage calculator 2026
A mortgage’s monthly payment depends on the loan amount, interest rate, term and repayment method. For example, a 212,500 € loan at 3.5% over 25 years as an annuity gives a monthly payment of 1,063.83 €, with 106,649 € of interest over the term. This calculator shows the monthly payment, the total interest and a yearly amortization schedule.
Choose the repayment method: the annuity keeps the payment constant for the whole term, while equal-principal keeps the principal repayment fixed and the payment falls over time. The calculator is indicative — a binding payment and the effective annual rate come from the bank.
Loan details
Loan amount: €212,500
Monthly payment
€1,063.83/ mo
| Loan amount | €212,500 |
| Total interest | +€106,648 |
| Total paid | €319,148 |
Yearly amortization schedule
| Year | Principal | Interest | Balance |
|---|---|---|---|
| 1 | €5,415 | €7,351 | €207,085 |
| 2 | €5,607 | €7,159 | €201,478 |
| 3 | €5,807 | €6,959 | €195,671 |
| 4 | €6,013 | €6,753 | €189,658 |
| 5 | €6,227 | €6,539 | €183,431 |
| 6 | €6,449 | €6,317 | €176,982 |
| 7 | €6,678 | €6,088 | €170,304 |
| 8 | €6,915 | €5,850 | €163,389 |
| 9 | €7,161 | €5,604 | €156,227 |
| 10 | €7,416 | €5,350 | €148,811 |
| 11 | €7,680 | €5,086 | €141,131 |
| 12 | €7,953 | €4,813 | €133,178 |
| 13 | €8,236 | €4,530 | €124,942 |
| 14 | €8,529 | €4,237 | €116,413 |
| 15 | €8,832 | €3,934 | €107,581 |
| 16 | €9,146 | €3,620 | €98,435 |
| 17 | €9,472 | €3,294 | €88,963 |
| 18 | €9,809 | €2,957 | €79,155 |
| 19 | €10,157 | €2,609 | €68,997 |
| 20 | €10,519 | €2,247 | €58,478 |
| 21 | €10,893 | €1,873 | €47,586 |
| 22 | €11,280 | €1,486 | €36,305 |
| 23 | €11,681 | €1,084 | €24,624 |
| 24 | €12,097 | €669 | €12,527 |
| 25 | €12,527 | €239 | €0 |
This calculator is indicative and does not account for arrangement fees, account/loan servicing costs, rate changes or insurance. The actual monthly payment and the effective annual rate (APR) are confirmed in the bank's loan offer. This is not a loan offer.
How is the monthly mortgage payment calculated?
The payment is calculated from the loan amount (property price minus down payment), the interest rate and the term. With the annuity method you pay the same amount every month, where the interest share falls over time and the principal share rises. With equal-principal, the principal is repaid equally each month and the total payment decreases, so you pay less interest overall. Total interest is what you pay on top of the loan over the whole term.
What makes up a mortgage payment?
The payment consists of principal (repaying the loan) and interest. In an annuity loan the total payment stays the same, but early on most of it is interest, and towards the end a growing share is principal. With equal-principal, the principal repaid is the same each month and interest is charged on the remaining balance, so the payment starts higher and falls over time — slightly less total interest accrues than with an annuity.
Term and rate matter a lot for the total cost: a longer term lowers the monthly payment but raises the total interest paid. In the example loan (212,500 € / 3.5% / 25 y), the first equal-principal payment is 1,328.12 € and falls from there, while the annuity stays at 1,063.83 € for the whole term.
The bank requires own funds (a down payment). The mortgage loan cap (enimmäisluototussuhde) is 95% of the collateral value for all borrowers (Finanssivalvonta decision of 30.6.2026), so the down payment must be at least 5% of the purchase price. In practice a bank may require a larger down payment or extra collateral, because a home’s collateral value is typically below its market price.
Beyond the payment, a mortgage has other costs: an arrangement fee and an interest margin on top of the reference rate. Always compare the effective annual rate, which combines interest and fees into one figure.
Frequently asked questions
How does the down payment affect the payment?
The down payment reduces the loan amount (loan = price − down payment), so both the monthly payment and the interest fall. In Finland a mortgage usually requires an own-funds share because of the loan-to-collateral cap (lainakatto).
Which is cheaper: annuity or equal-principal?
With equal-principal you usually pay less interest overall, because the loan is repaid faster at the start. Its first payments are higher than with an annuity, though. The annuity keeps the payment constant throughout.
What is the effective annual rate?
The effective annual rate (APR) includes, besides the nominal rate, the loan's costs (arrangement, servicing). This calculator uses only the nominal rate, so the bank's APR may be higher.
Are the results binding?
No. The calculator gives an indicative estimate at the nominal rate. A binding payment and the APR come from the bank's personal loan offer.