Mortgages — Offer Ranking 2026

The minimum down payment required by banks is 10% of the property value, although the KNF recommendation is 20%. With a down payment below 20%, the bank requires additional security, such as low-down-payment insurance (UNWW). The higher the down payment, the better the margin and the lower the total cost of the loan.

A fixed rate guarantees an unchanged monthly payment for 5–7 years, providing budget security. A variable rate (WIBOR + margin) may be lower initially, but repayments rise when interest rates increase. During periods of high interest rates, a fixed rate protects against further increases. Since 2024, banks are required to offer both options.

Borrowing capacity depends on net income, fixed obligations, the number of dependants, and credit history in the BIK register. Banks use different assessment models, so capacity can vary by as much as 20–30% between banks. As a rule of thumb, the monthly repayment should not exceed 40–50% of net income. It is worth checking your capacity at several banks at the same time.

The margin is the fixed component of the mortgage interest rate, set individually by the bank. Variable rate = WIBOR + margin. A typical margin ranges from 1.5% to 3%, depending on the down payment, loan amount, and relationship with the bank. The margin is negotiable — a higher down payment and having an account at the bank can help you secure a lower margin.

The entire process from submitting the application to disbursing the loan takes on average 4–8 weeks. It includes: creditworthiness assessment (3–7 days), property valuation (1–2 weeks), credit decision (up to 21 business days), signing the contract, and establishing collateral. It is advisable to submit applications to 2–3 banks simultaneously to speed up the process and negotiate better terms.