Tool 04For buyers
A mortgage for a home in Sappada.
Choose the price, the share borrowed and the term. The rate is the average on mortgages actually signed in Italy in the latest month published by the European Central Bank; and the result changes depending on whether the home stays a holiday home or you come to live in Sappada.
Your mountain-home repayment
€1,408a month
for a €280,000 mortgage (70% of the price) over 25 years: 300 monthly payments at a fixed rate
- TAN
- 3.54%
- nominal annual rate
- APRC (TAEG)
- 3.90%
- total annual cost, fees included
A first estimate, made with the help of AI from official data: it is not a mortgage offer. The amount, rate and terms are decided by the bank after its own assessment.
TAN from the average of fixed-rate (over 10 years) mortgages signed in Italy in August 2026 (provisional): ECB, Bank of Italy data.
Italian banks usually lend non-residents 50-60% of the value: “I live abroad” redoes the maths.
The buyer
- Monthly payment
- €1,408
- 300 payments
- Total interest
- €142,415
- Total amount payable
- €431,840
- payments and loan costs
- Cash needed at the deed
- at least €126,950
- down payment, purchase taxes, agency fee incl. VAT and loan costs; notary not included
- Suggested net income
- at least €4,224 a month
- For the Bank of Italy it is reasonable for the payment not to exceed one third of disposable income, also of several borrowers together. It is a prudence rule, not a requirement: every bank has its own criteria.
- Down payment€120,000
- Purchase taxes (as a second home)depend on the home's cadastral income
- Agency fee incl. VATdepends on the home and the agency
- Loan costs€6,950
How we do the maths
The rate
It is the average rate of fixed-rate (over 10 years) home loans signed in Italy in the month, collected from banks by the Bank of Italy and published by the ECB about five weeks later (harmonised MIR statistics). The SappadaVillas CRM downloads it every night: when a new month comes out, the figure here updates by itself. Fixed-rate loans use contracts fixed for the same term (up to 5 years, 5 to 10, over 10); variable-rate loans use variable-rate contracts. The published figure is a compound annual rate without fees: for the monthly payment it becomes the nominal rate, TAN = 12 × ((1 + rate)^(1/12) - 1). Latest data: August 2026, provisional.
Over a year this average moved from 3.31% (August 2025) to 3.60% (August 2026).
This month's offers may differ: the best ones are often below the average, with conditions (down payment, energy class, guarantees, insurance). That is why the rate above can be changed.
The payment
French amortisation, with a constant payment: R = C × i / (1 - (1 + i)^(-n)), where C is the capital, i the TAN divided by 12 and n the number of payments.
The APRC (TAEG)
The annual cost of the whole loan, computed with the cash flows of the EU directive: on top of interest, the costs usually paid to the bank and the State. Substitute tax 2.00% (€5,600), arrangement fee €1,000 (assumption), valuation €350, fire insurance €63 a year, payment collection €3 a month. The notary's fees for the mortgage deed are left out of the APRC here (usually €2,000-3,000). For comparison, the average APRC of home loans signed in Italy in August 2026 was 3.99%.
Cash at the deed
The down payment, the purchase taxes estimated for this home under the chosen regime, the agency fee with VAT and the loan costs paid at signing. Notary fees for the purchase and for the mortgage are not included. The bank lends on the value set by its own valuation: if the valuation comes in below the price, the loan goes down, not the price.
The income
The one-third rule comes from the Bank of Italy's consumer guide: a prudence measure for choosing an affordable payment, not the criterion a bank uses to decide. Every bank assesses income, expenses, age and guarantees on its own.
What it is not
It is not a credit offer or advice. SappadaVillas is not a bank, a credit broker or a credit agent, and not a mortgage comparison site. This calculator, built with the help of artificial intelligence, makes a first estimate from official data and the rules written here; the maths runs in the browser and nothing is saved.
Sources
- ECB, bank interest rate statistics (MIR): the series used
- Bank of Italy, Banks and money: national data
- Bank of Italy, consumer guide to home mortgages
- Substitute tax: Presidential Decree 601/1973, art. 18
- Typical costs: bank information sheets and October 2026 comparisons
Rates updated on 20 October 2026.
How we calculate
A holiday home is a second home: the mortgage carries the substitute tax at 2% of the amount and the interest is not deductible. The calculation starts there, with 70% of the price over 25 years.
If you move your residence to Sappada, even within eighteen months of buying, the home becomes a first home: substitute tax at 0.25%, interest relief of up to €760 a year, and access to the guarantees that let you borrow beyond the usual share.
Sappada is one of the wholly mountain municipalities: here the regional first-home purchase grant is €15,500 instead of €10,500, plus €4,500 for buyers under thirty-six, for homes up to €200,000. It also requires five years of residence in Friuli Venezia Giulia out of the last eight, so people moving from outside the region usually do not qualify. You apply before the deed.
If you live in Austria, Germany or elsewhere, the calculation starts from the usual practice: 60% of the price over 20 years, 50% if your income is in another currency. As long as your residence stays outside Italy, first-home relief does not apply.
The rate is the average on contracts signed in Italy by rate-fixation period, published by the European Central Bank from Bank of Italy data: the calculator reloads it every month by itself. The APRC adds the typical costs (arrangement fee, valuation, substitute tax, insurance, payment charges), as the law requires.
Banks normally lend no more than 80% of the value their valuer puts on the home, which can be lower than the price. For a wooden house that needs work or a rustic building, it is worth talking to the bank before signing the purchase offer.
Sources
- ECB: rates on new home loans in Italy (MIR)data.ecb.europa.eu · read on 20 October 2026
- Bank of Italy: the home loan guidebancaditalia.it · read on 20 October 2026
- Substitute tax on mortgages (art. 18 D.P.R. 601/1973)normattiva.it · read on 20 October 2026
- Italian Revenue Agency: mortgage interestagenziaentrate.gov.it · read on 20 October 2026
- FVG Region: grants for buying a first homeregione.fvg.it · read on 20 October 2026
- FVG Region: the regional guarantee on first-home mortgagesregione.fvg.it · read on 20 October 2026
- Consap: the first-home fundconsap.it · read on 20 October 2026
- How banks treat borrowers who live abroadgate-away.com · read on 20 October 2026
- Banks' information sheets, October 2026mutui.it · read on 20 October 2026
Three prices, three cases, without the calculator
| Price | Holiday home | First home in Sappada | Living abroad |
|---|---|---|---|
| €250,000 | €880 a month APRC 3.94% · 70% over 25 years | €903 a month APRC 3.74% · 80% over 30 years | €873 a month APRC 4.03% · 60% over 20 years |
| €400,000 | €1,408 a month APRC 3.90% · 70% over 25 years | €1,444 a month APRC 3.71% · 80% over 30 years | €1,397 a month APRC 3.97% · 60% over 20 years |
| €600,000 | €2,112 a month APRC 3.88% · 70% over 25 years | €2,167 a month APRC 3.69% · 80% over 30 years | €2,096 a month APRC 3.94% · 60% over 20 years |
Let’s talk
Tell us what you are looking for in Sappada.
In Sappada we act as agents from our office in Trieste, and the catalogue is small: we say so up front. Write to us with your budget, the hamlet and the time of year when you would use the home; if what you are looking for is not there yet, we will tell you.
Write to usDo you have a home in Sappada and are thinking of selling it? Tell us about it.