01
Capacity, not wish
Banks look at net income, other commitments, job tenure, and the payment-to-income ratio. A threshold often used in practice is around 30–35% of net income, but it is not a right: each institution has its own policy.
Editorial guide · not a lender
How to read a payment, before you talk to a bank.
An informational page on slubbuck.xyz: formulas, cost items, and the difference between fixed and variable. The site does not grant credit, compare bank offers, forward applications, or promise approvals or rates.
Indicative calculation
No public offer
No duty to contact us
Data only if you send it
Editorial update: October 2026. Market rates change. The Bank of Italy TEGM for residential mortgages, July–September 2026, was listed at 4.21% fixed and 4.07% variable: that is a system average, not your nominal rate. The mortgage examples below describe the Italian market; the cookie and privacy notice is written for visitors in Canada.
Payment calculator
French amortization, constant payment. The result is not a bank quote and does not include APR.
Estimated monthly payment
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LTV —
Total interest
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Total repaid
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Substitute tax
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Payments
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A purely arithmetic example, not an offer: €180,000 over 25 years at a 3.60% nominal rate produces the indicative payment calculated on this page. It is not an APR, it does not include application fees, appraisal, insurance, or notary costs, and it is not any bank’s rate. No financing is offered on this site.
How to read a mortgage, without slogans
Six steps Italian households actually face. None of these is a regulated service offered by this site.
02
LTV and appraisal
Loan-to-value is the mortgage divided by the lower of price and appraised value. Around 75% is a market average cited by observers; above 80%, extra guarantees are often required, such as the Consap first-home fund for eligible categories.
03
Fixed or variable
A fixed rate locks an IRS of similar duration plus a spread. A variable rate follows Euribor plus a spread and may have a floor. In 2026 the Italian preference remains fixed, about nine mortgages in ten according to market readings, precisely to lock the payment.
04
ESIS, not the ad
The document that matters is the European Standardised Information Sheet. Compare nominal rate, APR, fees, penalties, and the schedule. The APR includes interest, application fees, appraisal, and required policies; notary costs stay outside, art. 120-quinquies of the Italian Banking Act.
05
Primary home and taxes
The substitute tax on the mortgage is 0.25% if the conditions are met, otherwise 2% (Presidential Decree 601/1973). It is different from taxes on the purchase deed, which depend on primary-home status, private or corporate seller, and price-value.
06
Portability and under 36
Portability (surroga) is free for the customer toward the new bank, under the Bersani law. The first-home guarantee fund, run by Consap, can cover a share of principal for people who meet the rules, including under 36: it is not a grant and does not replace the bank’s review.
Items the payment does not show
| Item | Who sets it | Useful note |
|---|---|---|
| Application fee | Bank | Flat or percentage. Read it in the information sheet. |
| Appraisal | Surveyor appointed by the bank | If the value falls, the maximum that can be advanced falls too. |
| Substitute tax | Statute | 0.25% or 2% of the amount advanced. Withheld by the bank. |
| Mortgage-deed notary | Notary you choose | Outside the APR. Ask for a separate quote. |
| Fire and explosion cover | Required on the mortgage; insurer choice is often free | If it is tied to the offer, it enters the APR. |
| Credit broker | Only if registered with OAM | This site is not a broker and does not charge commission. |
A purely arithmetic example: on €160,000 the primary-home substitute tax is €400; on a second home it is €3,200. That is not the total cost of the purchase.
Documents the bank almost always asks for
Identity and tax code, family-status certificate, contract and latest payslips or tax return, UNICO or 730 form, bank statements, any preliminary contract, floor plan and cadastral extract, energy certificate. For the self-employed and VAT-registered businesses the file is longer and income history weighs more.
Foreign residents: residence permit, residence, income earned in Italy and, depending on the bank, length of the relationship. There is no guaranteed outcome by nationality: creditworthiness is what counts.
After a preliminary yes, approval, appraisal, a preliminary notarial report, and signing at the same time as or after the deed still remain. Real timelines run from a few weeks to a few months.
What we can and cannot do
We can explain the line items, help you prepare questions for the bank, and walk through a calculation. We do not promise approvals, reserved rates, access to the Consap fund, or a lower spread. We do not collect income documents on this site.
Short questions
Is the calculator an offer?
No. It is a mathematical calculation with the numbers you enter. An offer exists only in a bank’s or authorised intermediary’s ESIS, after underwriting.
Can I get 100%?
It is possible on some products and with a state guarantee for people who meet the first-home fund rules. It is not the norm. Without a guarantee, many banks stop at 80% of the lower of price and appraisal.
Is contact required?
No. The form is optional. You can close it and use only the calculator. There is no sign-up, no profile, and no payment.
Do you keep my data?
The site has no customer database. If you submit the form, the message stays in your browser as a local confirmation and is not sent to a server of this demo. In real use the organisation responsible, the purpose, and the retention period would have to be stated. For Canada, see the cookie and privacy section below.
Disclaimer and consent
slubbuck.xyz is an informational space. It is not a bank, not a credit intermediary registered with the Italian OAM, not a licensed financial adviser, not a financial agent, not a notary, and not a law or tax firm. Nothing on these pages is a public offer of financial products under the Italian Banking Act, or personalised investment advice.
Every credit decision stays with you and with the institution that may review an application. The site is not responsible for refused approvals, different rates, appraisals below the price, or changes in Euribor, IRS, spreads, or ECB rates.
Calculator figures are teaching roundings. They are not a nominal rate, APR, or cost indicator from a lender. Always check the current information sheet and ESIS.
If the form is ever connected to a real organisation, personal information would be handled under the Canadian rules in the cookie and privacy section above. A voluntary message is collected to answer that message. Consent to commercial contact is not required to use the calculator.
The site does not sell or publish requests. Any reply would go only to the address you choose to write. Statutes mentioned (Italian Banking Act, Presidential Decree 601/1973, mortgage portability rules, first-home guarantee fund) are descriptive only and are not legal advice. For a deed you need a notary and, if you want, a licensed professional.
Using the site means accepting that the information may be incomplete or out of date. If in doubt, the prevailing source is the bank, the Bank of Italy, the Italian Revenue Agency, or the professional you instruct.