Mortgage Reality Audit
Decode every bank trick in the home loan process. Compare rate scenarios, analyze discounts, stress-test your mortgage, and find your optimal strategy.
Rate Reset Scenario Analysis
Compare the impact of fixed vs variable rates and see what happens when your fixed period expires—the most common bank 'trick'.
Net Discount Audit
Calculate if the insurance bundle and salary domiciliation actually save you money compared to independent market rates.
Inflation & Opportunity Cost
Understand how inflation silently erodes your debt and compare whether buying actually beats renting and investing.
🎓How to use this tool
Start with Loan Basics: enter property price, down payment, and term. Aim for 20%+ down to reduce rate risk.
Compare fixed and variable scenarios and pay attention to the post-fix reset rate.
Activate discounts and enter insurance costs to see your true net benefit, not just the headline rate.
Review inflation, equity, and opportunity-cost charts to understand real borrowing cost.
Finish with the stress test to confirm your DTI stays safe even if rates rise by 2%.
Country
Where you are buying. Sets that country's rates, fees and tax rules (independent of the site language). All fields stay editable.
Other countries
- Rates, fees and limits are generic defaults. Replace them with your bank's offer.
- The tax on sale is modelled as a flat rate on the gain. Check your country's exemptions and holding-period relief.
How long you plan to keep the property. Drives break-even and rate-reset risk analysis.
Buyer Profile (for program eligibility)
Variable Rate Decomposition — Market
Effective Variable Rate
6.50%
3.5% + 3.0%
Banks quote: Benchmark + Margin = Total Rate. The benchmark (IRCC / BUBOR / SOFR) resets quarterly; your margin is contractually locked for the life of the loan.
Total Interest
€197,658
Total Cost: €405,908
Monthly Payment: €1,326
Total Interest
€207,539
Total Cost: €415,789
Monthly Payment: €1,240
Total Interest
€198,358
Total Cost: €406,608
Monthly Payment: €1,204
Monthly payment trajectory over loan life
A — Pure Variable starts at €1,326 a month and ends at €1,326. The highest payment in any scenario is €1,375 (B — 3-Year Fixed → Variable, year 4).
Interest-Only Grace Period
Common in Hungary (türelmi idő) and Romania for 6–24 months. No principal repayment during grace — your balance stays the same, increasing total interest paid.
Overpayment / Early Repayment Simulator
Enter extra payments to see savings. HU/RO banks typically charge 1–2% penalty for early repayment in the first 5 years.
For 3-year and 5-year fixed scenarios, the monthly payment shown is the starting fixed payment. After the fixed period ends, the payment can change with the post-fixed rate.
Personalized insights for your situation
- Your LTV is ≤80% — you're in the bank's lowest-risk bracket. You've negotiated from a position of strength.
- The gap between your advertised rate and true APR is 1.74% — meaningfully high. Negotiate the origination fee or shop for a bank with lower setup costs.
- Thanks to inflation, your final payments will be worth only 48% of your first payment in today's money. Fixed costs become easier over time.
- A +2% rate shock would push your DTI above 35%. Manageable, but tight. Consider a shorter fixed period to reduce reset risk.
Disclaimer
All figures are mathematical estimates based on your inputs. This tool is for educational purposes only and does not constitute financial advice. Consult a licensed financial advisor before making any mortgage decisions. Actual rates, fees, and property values will differ.
Save Mortgage Profile
Save current inputs to compare offers
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Guides on this topic
- APR vs interest rate: which one should you compare loans on?
Interest rate vs APR (THM in Hungary, DAE in Romania): what the APR includes and leaves out, and the order to compare loan offers in. With a worked example.
- When Is Refinancing Your Mortgage Worth It?
A lower rate doesn't always mean a cheaper loan. Compare a refinance offer by total cost: the term trap, fees, the break-even rate and teaser rates.