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Calculator · Family & generations
How much do you need for your property?
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The calculator determines ancillary purchase costs and the equity requirement for a property purchase, and shows the savings path to the target.
Your down payment as a goal, with property and loans in the same net worth.
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A widespread orientation from consumer guidance: cover the ancillary purchase costs entirely from your own funds, and beyond that ideally bring around 20% of the purchase price as equity (Eigenkapital). That is a heuristic, not a bank requirement. It lowers the loan amount, usually improves conditions and creates a buffer in case the property's value temporarily sits below the purchase price.
In Germany the ancillary costs typically add up to around 9 to 12% of the purchase price:
| Component | Magnitude | Note |
|---|---|---|
| Property transfer tax (Grunderwerbsteuer) | 3.5 to 6.5% | Depends on the federal state: 3.5% in Bavaria, 6.5% in NRW, Schleswig-Holstein, Brandenburg and Saarland, for example |
| Notary and land registry | around 1.5 to 2% | Regulated by law (GNotKG), largely uniform nationwide |
| Estate-agent commission (if any) | buyer's share often around 3.57% incl. VAT | Since December 23, 2020, the buyer of residential property pays at most half (Sections 656c, 656d BGB) |
The property-transfer-tax spread is substantial: between 3.5% in Bavaria and 6.5% in several states lies roughly EUR 12,000 of difference on a EUR 400,000 purchase.
Banks generally finance the purchase price, not the ancillary costs. Those costs create no collateral value the bank could recover, so they have to come from your own funds. Overlooking them means planning with a financing gap the size of the entire ancillary-cost block.
Ancillary costs = transfer tax (your state) + 2% notary/registry + 3.57% agent Equity target = ancillary costs + purchase price × equity ratio
The calculator applies your federal state's transfer-tax rate and sets notary/registry at 2% and the agent at 3.57%. An example: at a EUR 400,000 purchase price in NRW (6.5% transfer tax) and a 20% equity ratio, the target is roughly EUR 48,280 ancillary costs + EUR 80,000 equity = around EUR 128,000. The calculator also shows how long the build-up takes at your savings rate, plus a rough interest illustration of the later monthly installment.
More equity generally means better interest conditions and a lower installment. Whether more or less than 20% makes sense depends on income, the rate environment and your plans.
If you buy without an agent, the largest variable cost block disappears; the calculator includes it by default. Transfer-tax rates are set by the states and can change. The installment figure is a simplified illustration, not financing advice.
Buyers with similar profiles often contribute 20-30 % of the purchase price plus the full ancillary purchase costs.
Real-estate transfer tax (Grunderwerbsteuer, 3.5-6.5 % depending on the federal state), notary and land-registry fees (about 2 %), and the estate-agent commission (about 3.57 %).
A 100 % mortgage (Vollfinanzierung) is possible but more expensive. The ancillary costs usually have to be paid from your own funds.
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Inputs
Equity ratio
Middle example: check the actual loan terms.
Assumed return on savings p.a.
Your home-equity goal
Total required capital
EUR 112,245.00EUR 70,000.00 equity + EUR 42,245.00 closing costs
Estimate using an assumed 5.5% annual rate (3.5% interest + 2% repayment) on the loan amount. Indicative; individual terms may differ.