Free online mortgage calculator with amortization schedule. Simulate fixed, variable, and mixed-rate mortgages. Download full payment breakdown as CSV.
Enter the loan amount (principal) in your preferred currency using the currency selector.
Set the loan term in years using the slider or type the number directly.
Choose your mortgage type: fixed rate, variable rate, or mixed rate.
Enter the annual interest rate. For variable or mixed mortgages, fill in the additional rate fields that appear.
View your monthly payment, total cost, and interactive chart instantly. Download the full amortization schedule as CSV.
Simulate fixed, variable, and mixed-rate mortgages using the French amortization system — the standard method used by banks across Europe and the Americas.
See every single monthly payment broken down into principal and interest, with running totals and remaining balance. Tables with 360+ rows load instantly.
Visualize how the composition of each payment shifts from interest-heavy to principal-heavy over the life of the loan, with a stacked bar chart.
Download the full month-by-month amortization schedule as a CSV file for use in spreadsheets, financial planning, or sharing with your advisor.
Results update instantly as you adjust any parameter — loan amount, term, rate, or type — with no loading screens or page reloads.
Every calculation runs in your browser. Loan amounts and rates never reach a server. Model real mortgage scenarios without data leaks or third-party tracking.
Uses the French amortization system (constant-payment) with full floating-point precision and penny-level rounding per row, matching the numbers on real bank offers.
Beyond fixed-rate, model variable mortgages with a spread over a reference rate and mixed mortgages that switch after a fixed period — covering EU and US products.
Generates the complete month-by-month schedule — payments, principal, interest, and remaining balance — downloadable as CSV for your records or advisor.
A mortgage is likely the largest financial commitment you will ever make. Understanding how amortization works gives you the knowledge to compare offers, negotiate better terms, and save tens of thousands over the life of your loan.
Amortization is the process of spreading a loan into a series of fixed payments over time. Each payment covers two components: interest on the outstanding balance and a portion of the principal itself. In the early years, the lion's share of each payment goes toward interest; as the balance shrinks, the proportion reverses until the final payments are almost entirely principal.
The French system — also called the constant-payment method — is the most widely used amortization model in the world. The borrower pays the same total amount every month, but the split between interest and principal changes. This predictability makes budgeting straightforward. The formula is: M = P × [r(1+r)n] / [(1+r)n - 1], where P is the principal, r is the monthly interest rate, and n is the number of payments.
Alternative systems exist. The Italian (or German) method uses constant principal payments with decreasing interest, resulting in higher initial payments that taper off. The American system may involve interest-only periods followed by a balloon payment. For most residential mortgages, the French system is standard.
In the first month of a €200,000 mortgage at 3% over 30 years, your payment of €843 includes €500 in interest and only €343 in principal reduction. By month 300, the same €843 payment allocates just €14 to interest and €829 to principal. This front-loading means that paying extra in the early years has a dramatically larger impact on total interest paid than paying extra near the end.
A fixed-rate mortgage locks your interest rate for the entire term, offering payment certainty at the cost of a typically higher starting rate. A variable-rate mortgage ties your rate to a reference index (such as Euribor or SOFR) plus a fixed spread, meaning your payment can rise or fall at each review period. A mixed-rate mortgage begins with a fixed period (commonly 5 to 15 years) and then switches to a variable rate, blending the security of fixed payments with the potential savings of variable rates.
The TAE (Tasa Anual Equivalente) or APR (Annual Percentage Rate) expresses the true annual cost of borrowing, accounting for compounding. A 3% nominal rate with monthly compounding yields a TAE of approximately 3.04%. The interest-to-capital ratio tells you how much extra you pay in interest relative to the borrowed amount — a 30-year mortgage at 3% costs roughly 52% of the principal in interest alone. Always compare TAE rather than nominal rates when evaluating offers.
This calculator can be used differently depending on the mortgage product you are evaluating. For a fixed-rate mortgage, enter the principal, term, and nominal annual rate to get a stable monthly payment for the whole life of the loan. For a variable-rate mortgage, use today's rate to estimate the current payment, then run one or two extra scenarios with higher rates to stress-test what would happen after a future review. For a mixed mortgage, use one scenario for the fixed window and a second scenario for the post-fix variable phase. That two-step workflow mirrors how many lenders structure these products in Europe and gives you a more realistic picture than looking only at the teaser rate.
The result means something slightly different for each mortgage type. With fixed loans, the key question is whether the payment fits your budget over the long term and whether a shorter term saves enough interest to justify the higher monthly commitment. With variable loans, the key question is payment sensitivity: how much does the installment move if the reference index rises by one or two percentage points? With mixed products, the relevant comparison is not only the initial fixed payment, but the combined cost of the fixed period and the plausible path of the later floating-rate years.
The amortization schedule tells the real story behind the monthly payment. Suppose you borrow $250,000 over 25 years at 4%. In year 1, a large majority of each payment goes to interest because the outstanding balance is still close to the original principal. By year 5, the interest share is smaller but still significant. Around the middle years, principal and interest become more balanced. In the final stretch, most of each payment reduces the balance directly. This is why borrowers who expect to sell in a few years should focus less on the full-term headline numbers and more on how much principal is actually repaid before the likely sale date.
Looking at the table by year instead of only by month also helps with practical decisions. If you expect bonuses or one-off prepayments, the schedule shows when extra payments are most valuable. If you are comparing two offers, yearly principal reduction reveals whether a lower monthly payment comes from a genuinely better rate or simply from a longer term that leaves you indebted for more years. Used properly, the amortization export is not just a reporting feature; it is the best decision-support view on the page.
The French amortization system is a loan repayment method where the borrower pays a constant monthly amount throughout the loan term. Each payment is split between interest (calculated on the remaining balance) and principal repayment. Early payments are mostly interest, while later payments are mostly principal. It is the standard method used by banks in Europe, the Americas, and most of the world.
Our calculator uses the same mathematical formula that banks use: M = P × [r(1+r)^n] / [(1+r)^n - 1]. Results are accurate to the cent. Minor differences with a bank's quote may arise from fees, insurance, or rounding conventions specific to that institution, but the core payment and amortization schedule will match.
TAE (Tasa Anual Equivalente) or APR (Annual Percentage Rate) is the effective annual cost of borrowing, accounting for the effect of compounding. It is calculated as: TAE = (1 + r/n)^n - 1, where r is the nominal annual rate and n is the number of compounding periods per year (12 for monthly). A 3% nominal rate with monthly compounding yields a TAE of approximately 3.04%.
Fixed rates provide payment certainty — your monthly amount never changes regardless of market conditions. Variable rates typically start lower but can rise or fall with reference indices like Euribor or SOFR. If you value predictability and plan to stay long-term, fixed is safer. If rates are high and expected to fall, or if you plan to sell within a few years, variable may save money. Use this calculator to model both scenarios and compare total costs.
A mixed mortgage starts with a fixed-rate period (typically 5-15 years) and then switches to a variable rate for the remainder. During the fixed period, your payment is constant. After the switch, payments are recalculated based on the variable rate and remaining balance. This option balances the security of fixed payments with potential savings from variable rates.
Yes. The mathematical formulas are the same regardless of property type. Enter the loan amount, term, and rate for any mortgage, whether residential, commercial, or investment. Keep in mind that commercial loans may have different fee structures not modeled here.
Completely. All calculations run locally in your browser using JavaScript. No data — loan amounts, rates, terms, or any other input — is ever sent to our servers or any third party. Nothing is logged or stored. When you close the page, all data disappears.
Yes. Click the 'Download CSV' button to export the complete month-by-month amortization schedule as a CSV file. You can open it in Excel, Google Sheets, or any spreadsheet application for further analysis or to share with your financial advisor.
The calculator supports euros (€), US dollars ($), and British pounds (£). Select your currency from the dropdown next to the loan amount field. The calculations are identical regardless of currency — only the display symbol changes.
Making extra payments toward your principal reduces the outstanding balance faster, which in turn reduces the total interest paid and can shorten the loan term. Even modest early payments in the first years — when the balance is highest and interest charges are largest — have a disproportionately positive impact. While this calculator does not yet model prepayments directly, you can approximate the effect by reducing the principal and term accordingly.
The interest rate is the nominal borrowing rate applied to the outstanding balance. APR adds the effect of compounding and, depending on the lender and jurisdiction, may also reflect mandatory fees, discount points, or bundled charges. Two mortgages with the same headline rate can therefore have different APRs, which is why APR is usually the better benchmark when comparing lender offers side by side.
Extra payments go directly to principal, which lowers the balance on which future interest is calculated. Because mortgage interest is front-loaded, an extra payment made in year 2 saves much more than the same amount paid in year 20. Even small recurring overpayments can shorten the mortgage by years and save thousands in total interest.
The calculator focuses on principal and interest. Real housing costs can be materially higher because lenders and servicers may collect property taxes, homeowners insurance, mortgage insurance, HOA dues, and escrow adjustments separately. Depending on the market, the real monthly housing outlay can easily run 15% to 30% above the pure loan payment.
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