Error in financing?

You with your special repayment - you won't do that anyway... the way you present yourself here. The very few actually do that in the first few years. Don't count on something like that.

the first years clearly... my goal would actually be to always put all special payments (I am partially commission-based) into it, but presumably you end up using that exact money for other things.

That is why I generally calculate so that I have a realistic plan even without special repayments. So far I was very fixed on 30y, but assuming you can no longer pay more and also do not increase the rate, the negative effect would be that you pay longer in the end and thus also more interest overall.. However, this is almost negligible at the current interest rate level, especially since the repayment is then much much higher later.

You have to decide on something. In any case, as said, tendency 20y fixed term and rate not extremely high, yet > 2%. (Which was already extremely high before ^^)

Well, even we had the first special repayment after 2 years (maximum 5000 euros) and after 5 years for refinancing, another 8700 euros of equity will be used. These funds are already available, were included in the forward loan calculation, and definitely have to be paid next year. This means the proportion of special repayments is higher than the regular repayment performance in the first 5 years. And the loan-to-value ratio dropped from 100% to 77% in the same period. I think it’s especially worth it at the beginning. Aside from the fact that you sleep much better.

A special repayment is always worthwhile – but some really think they can ease tight loans with it.

Only in exactly those cases does it not work.

For us, it is just a nice extra – there are no surprises on the loan side until the end of the term and if we can/want, we can shorten it with it.

I am not someone who constantly thinks about what interest costs he has and how to reduce them.

Edit: Repayment will rather be around 2% of our total sum, 3% would be too high a burden, especially in the first 10 years where there may be a loss of income due to children. Better to increase it significantly later and if you can repay extra earlier, then just do so, that way more is repaid.

For me, with 100% the repayment is too low. Just think about after how many years the value of the house exceeds your remaining debt including outstanding interest. During this time, nothing must go wrong in your personal circumstances. Then you not only lose the house, but also become insolvent.

And that is the real risk you are taking, not the interest rate at the end of the initial fixed period.

I wonder why one is immediately insolvent. Why not just rent out the house "simply" and, in the worst case, pay some difference towards the financing?

I would also like to pay off more, no question, but the risk you mentioned unfortunately goes against the realistic plan that in the first years less can be paid, because possibly. offspring/part-time work, something done to the house, and only later after 10,15 years the rate can be increased again... unfortunately that is unfavorably counteracting.

I am currently calculating a lot, e.g. 20y interest approx. 2.31%, then follow-up interest assumption 3.5%. You are already above that compared to the home savings contract construct concerning the total costs and you have no interest rate security.

The home savings contract construct doesn't seem to be really bad...