What does this mortgage calculator calculate?

This mortgage calculator estimates the monthly payment, total repayment, total interest, amortization schedule, estimated YMO and early repayment effect for a home loan in Turkey.

This calculator is provided by Hesapstan for mortgage and home loan calculations in Turkey. It is designed to help users understand a loan scenario, not to replace a bank offer or loan approval.

• It calculates the fixed monthly payment.
• It shows total repayment and total interest.
• It separates principal, interest and remaining balance in the payment schedule.
• It treats BSMV and KKDF as zero according to the current calculator behavior for home loans.
• It estimates YMO based on the payment stream.
• It simulates how an extra early payment may shorten the loan and reduce interest cost.

How is the mortgage payment calculated?

The mortgage payment is calculated with a fixed-payment amortization model using the loan amount, monthly interest rate and term in months. The monthly payment may stay fixed, but its principal and interest parts change over time.

The logic is simple: each month, interest is calculated on the remaining balance; part of the payment covers interest and the rest reduces principal. In the early months the interest share is higher, while the principal share grows later.

Why should monthly and annual rates not be mixed?

Monthly interest rate and annual interest or annual cost rate are different concepts. In Turkey, bank offers often highlight the monthly loan rate, while documents may also include annual cost information.

For example, monthly 2.80% and annual 2.80% do not describe the same cost. Entering an annual figure into the monthly rate field can make the estimated payment and total repayment completely misleading.

What does the mortgage payment schedule show?

The mortgage payment schedule shows how each monthly payment is divided into principal and interest, and how much balance remains after each payment.

• Principal: the part that actually reduces the debt.
• Interest: the financing cost calculated on the remaining balance.
• Payment: the monthly fixed installment.
• Remaining balance: the outstanding debt after the monthly payment.

For long-term mortgages, the total interest can be much larger than expected. The schedule helps users see why early repayment is usually more effective in the earlier years of the loan.

How are BSMV and KKDF handled for home loans?

The calculator currently treats BSMV and KKDF as zero for home loans. Therefore, the monthly payment model is built from principal and interest, unlike some other consumer loan calculations where taxes may be added to interest.

This should not be read as an unconditional guarantee for every user and every case. Housing finance tax treatment may depend on the purpose of the loan, the borrower situation, existing-home ownership and the bank's current interpretation.

What is YMO and why is it only an estimate here?

YMO is the annual cost rate used to understand loan cost beyond the simple monthly installment. In this calculator, YMO is estimated from the payment stream.

The Banks Association of Türkiye YMO tool lists cost inputs such as loan allocation fee, appraisal fee, mortgage or pledge setup fee, insurance cost and title deed cost. This calculator does not ask for those items, so its YMO is not the full official bank YMO.

How does the early repayment simulation work?

The early repayment simulation estimates how a one-time extra payment in a selected month may shorten the loan term and reduce future interest cost.

An extra payment reduces the remaining principal, so future interest is calculated on a smaller balance. The same extra payment generally has a stronger effect when made earlier in the loan.

What is loan-to-value ratio (LTV)?

Loan-to-value ratio is the maximum loan amount compared with the property value. In Turkey, the permitted ratio may vary by home value, energy class and whether the borrower already owns a home.

This calculator shows LTV information as a guidance note based on BDDK/BRSA context, but it does not calculate the maximum loan amount because it does not ask for property value, energy class or existing-home ownership.

How should mortgage term be evaluated?

Mortgage term should be evaluated as a balance between monthly affordability and total cost. A longer term can reduce the monthly payment, but it usually increases total interest.

The calculator displays a 180-month maximum-term warning. A bank may still apply a different term depending on the product, loan amount, borrower profile and current rules.

Mortgage calculation example

For example, consider a 2,400,000 TL mortgage with a monthly interest rate of 2.75% and a 120-month term. The calculator uses these three inputs to estimate the fixed monthly payment, total repayment, total interest and payment schedule.

If the same loan is extended to 180 months, the monthly payment may fall, but the total repayment can rise because interest is paid for a longer period.

Why should mortgage-related costs be planned separately?

Mortgage cost is not only the monthly installment. Appraisal, mortgage setup, DASK, life insurance, loan allocation fee and title deed-related costs may affect the real budget needed to buy a home.

• Appraisal fee: may be charged to determine the property value.
• Mortgage setup cost: may relate to registering the property as collateral.
• DASK: compulsory earthquake insurance context.
• Life insurance: may affect the bank offer depending on product and choice.
• Loan allocation fee: may be shown separately in the bank offer.
• Title deed and purchase costs: should be planned outside the monthly loan payment.

What is the difference between a mortgage and a personal loan?

A mortgage is linked to financing a specific home and usually involves property collateral. A personal loan is a more general-purpose consumer loan and often has different tax, term and cost structure.

For buying a home, a general loan calculator is not enough. Mortgage-specific rules, appraisal, collateral, DASK, LTV and early repayment treatment should be considered separately.

Why can the bank result differ from Hesapstan?

A bank result can differ from the Hesapstan estimate because the bank calculation may include more than loan amount, rate and term. Fees, insurance, appraisal, customer profile, payment date and contract terms can all affect the real cost.

• The bank may round interest or apply a campaign rate.
• Insurance and service costs may be included.
• Appraisal and mortgage setup costs may affect total cost.
• Official YMO may include more cost items.
• Credit approval depends on income and credit assessment.
• Early closing conditions depend on the contract.

What are the limits of this mortgage calculator?

This mortgage calculator creates an estimated payment model from the inputs provided by the user. It does not replace bank approval, a maximum loan eligibility check, a full annual cost calculation or a complete home-purchase budget.

• It does not calculate LTV from property value and energy class.
• It does not include appraisal, mortgage setup, DASK, life insurance, allocation fee or title deed costs.
• It does not use live bank rates or campaign data.
• It does not assess income, credit score or bank approval criteria.
• It does not deduct early repayment compensation from savings.
• It does not produce the official bank YMO.
• It needs manual review when regulations or bank practices change.