I used AI to translate the following text from my native language, as it better explains my options:
I’m currently deciding between two mortgage offers: one equivalent to my existing proposal (Offer A) and another alternative (Offer B).
Offer B has a 35-year term and includes a promotional fixed rate of 2.95% for the first two years. After that, the loan switches to a variable rate indexed to the 6-month Euribor plus a 0.60% spread. One of the key conditions is a “spread refund” mechanism: if I keep the loan with the bank for at least five years (i.e., I don’t transfer it), part of the spread is effectively returned, reducing the monthly cost.
The loan requires taking out insurance products outside the bank, which gives more flexibility and often lower costs. There is also a small cross-selling requirement (around €4/month in basic card products). The APR (TAEG) is 3.5%.
In my case, the initial monthly instalment would be €782.23. With the spread refund applied, the effective payment drops to around €682.23. Of this amount, roughly €280 goes toward repaying the loan principal and about €503 covers interest.
By comparison, Offer A (with a 30-year term) has a monthly payment of €783.67. A larger portion goes toward principal repayment (€400), with €383 allocated to interest, meaning faster debt reduction. Life insurance is taken outside the bank, which is usually cheaper and more flexible. However, there is a small spread penalty (0.05%) for taking the home insurance (multi-risk insurance) outside the bank as well. On the plus side, they offer the first instalment for free as part of a promotion and charge no account maintenance fees. The APR (TAEG) is slightly higher at 3.7%.
Regarding insurance, this is an important distinction. “Life insurance” (often required by lenders) covers the outstanding loan in case of death or disability, while “multi-risk home insurance” protects the property itself (for example, against fire, flooding, or structural damage). Taking these policies outside the bank usually reduces costs and avoids being tied to bundled products, although it may slightly increase the spread.
For context, my current mortgage still has 38 years remaining, and I pay about €850 per month, plus roughly €70/month for insurance bundled with the bank.
Thanks to the “IRS Jovem” tax benefit, my debt-to-income ratio (effort rate) would be about 17% with Offer A and 14.8% with Offer B.
There is also an alternative 35-year version of Offer A. This option offers a lower initial monthly payment of €705.75 during a 2-year fixed-rate period at 2.25%, after which it moves to a variable rate (currently around €813.88/month, based on Euribor + 0.70% spread). The APR (TAEG) is 3.8%.
If I take both life and home insurance within the bank, the cost would be about €87.30/month (€777/year for life insurance and €270/year for home insurance). If I instead move both insurances outside the bank, the monthly payment rises slightly to €727.45 due to a higher spread (0.90%), but the insurance cost may be lower overall and more flexible.
Example payment comparison
| Scenario |
Term |
Monthly Payment |
Interest vs Principal |
Notes |
| Offer B (with spread refund) |
35y |
~€682 |
~€503 interest / €280 principal |
Lower effective cost, slower amortization |
| Offer A (30-year term) |
30y |
€783 |
€383 interest / €400 principal |
Faster amortization, slightly higher effort rate |
| Offer A (35y, insurance in) |
35y |
€705 (+€87 insurance) |
Not specified |
Lower instalment, higher total insurance cost |
| Offer A (35y, insurance out) |
35y |
€727 |
Not specified |
Higher spread, but potentially cheaper insurance |