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Rate check, 4 September 2026 — 5 years fixed 4.11%, 10 years fixed 4.12%, 15 years fixed 4.33%, 20 years fixed 4.38%. The 10 years fixed rate has risen from 3.55% to 4.12% in six months. Source: Hypofriend analysis of partner bank offers.
Historical mortgage interest rates
Show the data behind this chart
| Date | 5 years fixed | 10 years fixed | 15 years fixed | 20 years fixed | German 10-year Bund yield |
|---|---|---|---|---|---|
| 4.11% | 4.12% | 4.33% | 4.38% | 3.34% | |
| 4.05% | 4.09% | 4.29% | 4.35% | 3.36% | |
| 4.03% | 4.09% | 4.26% | 4.31% | 3.39% | |
| 4.00% | 4.05% | 4.21% | 4.25% | 3.36% | |
| 4.04% | 4.08% | 4.26% | 4.30% | 3.31% | |
| 4.06% | 4.11% | 4.30% | 4.35% | — | |
| 4.06% | 4.11% | 4.29% | 4.34% | — | |
| 4.02% | 4.05% | 4.23% | 4.28% | 3.27% | |
| 4.00% | 4.03% | 4.19% | 4.24% | 3.25% | |
| 4.00% | 4.02% | 4.22% | 4.28% | 3.20% | |
| 4.01% | 4.02% | 4.23% | 4.30% | 3.24% | |
| 3.97% | 4.02% | 4.24% | 4.33% | 3.24% | |
| 3.96% | 4.01% | 4.22% | 4.31% | — | |
| 3.99% | 4.04% | 4.27% | 4.36% | — | |
| 3.95% | 4.03% | 4.26% | 4.35% | 3.24% | |
| 3.96% | 4.04% | 4.27% | 4.35% | 3.26% | |
| 3.94% | 4.01% | 4.23% | 4.28% | 3.26% | |
| 3.94% | 4.01% | 4.24% | 4.28% | 3.25% | |
| 3.95% | 4.02% | 4.26% | 4.33% | 3.20% | |
| 3.96% | 4.04% | 4.29% | 4.35% | — | |
| 3.96% | 4.04% | 4.28% | 4.35% | — | |
| 3.95% | 4.03% | 4.28% | 4.33% | 3.16% | |
| 3.93% | 3.98% | 4.22% | 4.28% | 3.15% | |
| 3.93% | 3.99% | 4.22% | 4.33% | 3.16% | |
| 3.97% | 4.00% | 4.23% | 4.32% | 3.20% | |
| 4.00% | 4.04% | 4.26% | 4.37% | 3.14% | |
| 4.01% | 4.05% | 4.27% | 4.38% | — | |
| 3.99% | 4.03% | 4.24% | 4.35% | — | |
| 4.01% | 4.04% | 4.24% | 4.35% | 3.15% | |
| 4.03% | 4.05% | 4.23% | 4.34% | 3.11% | |
| 4.06% | 4.09% | 4.27% | 4.39% | 3.10% | |
| 4.01% | 4.07% | 4.28% | 4.37% | 3.16% | |
| 3.97% | 4.04% | 4.25% | 4.31% | 3.15% | |
| 3.98% | 4.05% | 4.25% | 4.32% | — | |
| 3.99% | 4.06% | 4.27% | 4.34% | — | |
| 3.98% | 4.05% | 4.28% | 4.32% | 3.16% | |
| 3.95% | 4.03% | 4.26% | 4.29% | 3.18% | |
| 3.92% | 3.99% | 4.19% | 4.23% | 3.13% | |
| 3.90% | 3.96% | 4.18% | 4.20% | 3.11% | |
| 3.89% | 3.92% | 4.13% | 4.15% | 3.13% | |
| 3.91% | 3.94% | 4.15% | 4.18% | — | |
| 3.90% | 3.93% | 4.13% | 4.16% | — | |
| 3.91% | 3.93% | 4.14% | 4.18% | 3.18% | |
| 3.91% | 3.92% | 4.12% | 4.15% | 3.19% | |
| 3.95% | 3.95% | 4.19% | 4.23% | 3.17% |
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Frequently asked questions
To find the best mortgage rates in Germany, you should definitely compare different financing offers. In Germany, there are numerous mortgage lenders with different conditions and interest rates. With a mortgage rate comparison, you can quickly and easily compare the offers to get a good overview. Even the smallest differences in the interest rate, the repayment rate, or the repayment term can make a big difference to your overall costs.
The following example shows the difference between interest costs for a mortgage of 200,000 euros with a repayment rate of 2% and a 10-year fixed interest rate. If the interest rate is 0.45%, the interest costs will be 8,094 euros after ten years. If the interest rate is 0.60% higher, the interest costs rise to 18,666 euros. You can see a comparison of mortgages and interest rates is important, as subtle differences can have a significant impact on costs.
However, the best mortgage for you should not only depend on the interest rate but should also be optimally tailored to your financial situation and your plans for the future. Our independent experts can advise you right from the start, laying the foundations for your optimal mortgage. Book your free consultation.
In Germany, there are many mortgage lenders with different conditions and interest rates. The interest rates vary because banks calculate risks differently. In general, three factors influence the calculation of interest rates. These are (1) the mortgage itself, (2) the situation of the borrower, and (3) capital market conditions.
Mortgage rates in Germany have fallen sharply in recent years. While interest rates were around 6.5% in 2000, they have settled at around 1% in recent years. The low interest rates are a great advantage for buyers since the cost of the loan is down compared to the past and you can borrow money cheaply.
What does that mean for you? Mortgage rates in Germany are usually calculated based on the risk that the borrower will not repay the loan. If you make a low down payment, you will need a higher loan amount and a longer term. Accordingly, the interest rate will be higher.
Other factors that affect mortgage rates are:
the amount of the loan,
the loan-to-value ratio,
the value and location of the property
the length of the fixed interest rate and the financing term,
the type of use,
your employment relationship and residence permit, and your credit rating.
Due to the many factors that influence the interest rates for a mortgage, it is important you receive individual consultation on your situation. Our experts are on hand to give you all the advice you require and help you find the optimal financing. Book your free consultation now.
The length of the fixed interest rate, the amount of the downpayment, and the selected property all influence the mortgage rates.
Fixed interest rate: In Germany, you can choose the length of your fixed interest rate. Many buyers opt for a 10-year fixed interest rate. However, 15- and 20-year fixed interest rates are also possible. But banks will make you pay for the longer fixed periods with higher interest rates. As a rule of thumb, this means the longer the fixed term, the higher the interest rate and the more costs you will incur. On the other hand, the remaining mortgage is lower with a longer fixed interest rate than with a shorter one.
Down payment: Usually, if you make a larger downpayment, the bank will offer you a lower interest rate. If you make a bigger downpayment, you will also reduce the interest payment over the life of the mortgage.
The property: The location of the selected property, the purchase price, and the bank's assessment of the actual value of the property all have a substantial impact on mortgage rates in Germany. The interest rate is mainly defined by the loan-to-value ratio. It sets the required loan in relation to the property value. The lower the mortgage, the higher the equity, and the higher the property value, the better the interest rate.
The fixed interest period gives you planning security. However, it should definitely be adapted to your personal situation. For many real estate buyers, it is either too short or too long, and that costs money.
The bank charges for the security of a long fixed interest period of 20 years, for example, by setting a higher interest rate. If you plan to live in the property for only 10 years and then sell it, your loan will cost you more than necessary. On the other hand, if you plan to live in your home for twenty years, you should fix the interest rate for longer. Assuming it expires after 10 years, you will need follow-up financing. Mortgage rates in Germany have been much higher in the past, and you may have to pay considerably more for the follow-up financing.
To find the right fixed interest rate for you, you should seek advice from our independent experts. We'll help you lay the foundation for your optimal mortgage. Book your free consultation.
If mortgage rates in Germany are going down, that doesn't mean you can cancel your mortgage. However, there is a special law in Germany (§ 489 BGB) that allows you to cancel your mortgage without any prepayment penalties after your mortgage is more than 10 years old. If you want to cancel your mortgage before the end of the 10 years, you have to pay a repayment penalty to the bank. If your fixed-interest period is 10 years, and you intend to sell your property after 5 years, you have to pay the bank the remaining interest payments due for the fixed-interest period.
Over the past few years, mortgage rates in Germany have fallen sharply. While interest rates were around 6.5% in 2000, they have settled at around 1% in recent years. These low interest rates are a great advantage for buyers since the cost of the loan is low compared to the past, and you can borrow money cheaply. How mortgage rates will develop in the future is difficult to predict. An increase in interest rates is quite possible, although it is not expected that they will rise to the level of 2000.
Yes! Hypofriend compares mortgage rates throughout Germany. Our interest rates calculator allows you to quickly and easily compare over 750 financing providers to find the best mortgage rates for you.
To find you the optimal mortgage rate, we will use our unique Hypofriend Recommendation Engine. We will begin by asking you a number of key questions, which will help us determine which mortgage products could work best for you.
The recommendation engine was built based on experience gained by our co-founder Chris (Dr. Chris Mulder, if you will) when he worked at the IMF and World Bank to develop models used to guide countries to manage their debt. Our engine combines modern finance theory with practical insights from our team of mortgage brokers.
To feed the recommendation engine, we review the mortgage products and conditions of over 750 lenders on a daily basis. We then model and estimate any hidden conditions. This is how we can understand exactly what offers are available and what conditions they have. Unlike most brokers, we have integrated multiple banking platforms, which gives us the widest coverage in Germany.
Combining this lender know-how with provided information (like your salary) and projected information (like your salary outlook), we evaluate a range of scenarios and outcomes to see how you will fare under different conditions. We discuss the outcomes and logic of our recommendations with you. Your grasp of the decision is essential. You are different from the average customer, sometimes a little and sometimes a lot.
Together with our team of experienced brokers, you will understand the nuances of your situation and fine-tune your mortgage decision.