Slovakia mortgage affordability calculator 2026

How to work out what the bank will lend you

The maximum mortgage isn't one number from one formula — it's the lowest of three separately calculated limits. The order runs like this:

• Deduct the household's minimum subsistence amount from net income and take 60% of the remainder — that's the cap on payments across all loans (DSTI).
• Subtract the payments on existing loans from that cap, then convert what's left into a loan amount at the stressed rate (current + 2 pp, capped at 6%).
• Multiply annual net income by the DTI multiple (8, reduced from age 41) and subtract the balances of existing loans.
• Multiply the property value by 80% (exceptionally 90%) — that's the LTV cap. The lowest of the three applies.

Why the stress test lowers the result

For DSTI the bank doesn't use the rate it's offering you but that rate plus 2 percentage points — capped at 6% overall. The point is to check you could still afford the payment once the fixed period ends and rates may be higher.

The practical effect is large: at a 3.6% rate the bank sizes the payment as if it were 5.6%, so the maximum loan comes out tens of thousands of euros lower than the current offer would suggest. That's why the calculator also shows the payment at the stressed rate — the one the limit is based on.

Borrowing after 40: why the DTI multiple shrinks

The base DTI limit is 8× annual net income. From age 41, though, it falls by 0.25 for each year if the loan term would run past your 65th birthday, down to as low as 3×. The reasoning is that income drops in retirement.

You can soften the reduction with a shorter term that ends before you turn 65, a younger co-borrower, or a larger deposit. Change the age or term field in the calculator and you'll see straight away whether the limiting factor moves away from DTI.

What lowers the result and what raises it

Existing commitments are the most common surprise. DSTI includes payments on consumer loans, leases, credit cards and arranged overdrafts — banks assess the last two on the approved limit, even if you never draw on them. Closing an unused credit card can therefore raise your maximum mortgage more than a small pay rise.

Pushing the other way are a co-borrower with their own income, consolidating small loans into one with a lower payment, a longer term, and a larger deposit (lower LTV). Each of these is a separate field in the calculator, so you can see which one moves the result most.

Why the bank's offer differs from the calculation

This calculator applies the statutory Slovak NBS limits. Banks must observe them, but they layer their own internal rules on top: stricter treatment of certain income types (probationary period, self-employment, foreign income), their own creditworthiness scoring, and security requirements.

Treat the result as an upper estimate under the regulation, not a promise. The actual offer tends to be the same or lower and varies from bank to bank — it's worth comparing several.

How much can I borrow on €1,500 income?

For a single applicant with no other commitments, a rate around 3.6% and a 30-year term, the maximum mortgage is roughly €125,000–130,000, limited by the DSTI branch.

What are DSTI, DTI and LTV?

DSTI caps the ratio of payments to income, DTI caps the loan at a multiple of annual income, and LTV caps the loan at a percentage of property value.

What is the +2 percentage point stress test?

For DSTI, the bank calculates using the current rate plus 2 percentage points (capped at 6%) to check affordability if rates rise after the fixed period ends.

Why does the DTI multiple shrink with age?

From age 41 the NBS reduces the 8× limit by 0.25 per year if the loan term would extend past the applicant's 65th birthday.

Why does the bank offer less than the calculator shows?

Banks have their own internal methodologies, which can be stricter than the statutory NBS limits used in this calculator.

How can I increase the maximum mortgage?

Reducing existing commitments works best — close unused credit cards and arranged overdrafts, or consolidate small loans. A co-borrower with their own income, a longer term and a larger deposit also help.

How do credit cards and overdrafts affect the result?

Banks count them at the approved limit even if you never draw on them. This calculator doesn't add them automatically, so enter them manually in the existing commitments fields — otherwise the result will look more generous than the bank's offer.

Does a co-borrower help?

Yes — their net income is added to yours, easing both the DSTI and DTI branches. Their minimum subsistence amount and their existing commitments enter the calculation too, though.

What income do banks accept?

Permanent employment income after the probationary period is accepted without issue. Self-employment, foreign and rental income are assessed case by case and often discounted — the calculator doesn't model those differences.