The price is margin plus Euribor
A mortgage rate consists of a reference rate, often 12-month Euribor, and the bank’s margin. Not every bank publishes the margin. Where it does, we show it in the table and compute the total rate with today’s Euribor. According to the Bank of Finland, the average rate on new housing loans was 2.81% in February 2026.
The market right now
We track 10 products from 10 lenders. 3 products (30%) publish a rate; for the rest the price is negotiable or not published.
The published "rate from" ranges from 3.19% to 3.98%, with a median of 3.78%.
Data updated automatically.
Example calculation
What a 200,000 € loan over 25 y costs at different rate levels (annuity, excluding opening and monthly fees).
| Rate | Monthly payment | Total interest | You repay in total | |
|---|---|---|---|---|
| Lowest published rate | 3.19% | 969 € | 90,586 € | 290,586 € |
| Median rate | 3.78% | 1,031 € | 109,361 € | 309,361 € |
| Highest published rate | 3.98% | 1,053 € | 115,941 € | 315,941 € |
Indicative. The actual cost depends on the lender’s pricing, fees and repayment method.
A mortgage price has two parts
The rate is a reference rate plus the bank’s margin. The reference rate is typically 12-month Euribor and it resets at agreed intervals. The margin usually stays the same for the whole term unless renegotiated. The price of the loan therefore moves with Euribor, which is why interest-rate hedging or a fixed rate can be options if you want predictability.
The loan cap and your own funds
The Finnish FSA limits the loan as a share of the property value. For first-time buyers the maximum loan-to-value ratio is 95%, meaning at least five percent of your own money is needed. In June 2026 the FSA temporarily raised the cap for other buyers to 95% as well, with a base level of 90%. The decision is reviewed quarterly, so check the current level with the supervisor.
Term and repayment methods
According to the Bank of Finland, the average maturity of new owner-occupied housing loans was 23 years 4 months in February 2026. In an annuity the instalment stays level, in equal principal repayments it falls over time, and in a fixed instalment the term flexes with Euribor. A repayment holiday eases things temporarily but raises the total cost of the loan.
What banks publish
Banks rarely publish the mortgage margin because it is negotiated on the basis of collateral and income. When a margin is published we show it with the calculated total rate. Otherwise we mark the price negotiable. Always ask at least three banks for written offers on the same starting data.
Regulation and your rights
The interest cap and cost cap of consumer credit do not apply to mortgages secured on real estate. The lender must still assess your ability to pay, and the positive credit register is also used for mortgages. A loan can often be moved to another bank, which allows competitive bidding even during the term.
Lenders in brief: mortgage
Mortgage is a loan for buying or renovating a home, usually secured on the home. Below, every lender we track has its own short profile. For each you see the published price, any margin, the amount and term, and a link to the lender’s profile. Order: by published rate from lowest to highest, unpriced last; data as of 07/10/2026.
Ålandsbanken – mortgage
Bank: published rate from 3.19%; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: Ålandsbanken.
S-Pankki – mortgage
Bank: published rate from 3.78%; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: S-Pankki.
POP Pankki – mortgage
Bank: published rate from 3.98%; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: POP Pankki.
Bluestep Bank – mortgage
Foreign bank: price negotiable / not published; collateral required. Read more: Bluestep Bank.
Danske Bank – mortgage
Bank branch: price negotiable / not published; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: Danske Bank.
Handelsbanken – mortgage
Bank branch: price negotiable / not published; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: Handelsbanken.
Nordea – mortgage
Bank: price negotiable / not published; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: Nordea.
OP – mortgage
Bank: price negotiable / not published; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: OP.
Säästöpankki – mortgage
Bank: price negotiable / not published; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: Säästöpankki.
Aktia – mortgage
Bank: price negotiable / not published; collateral required. Appears in the Finanssivalvonta register of supervised entities. Read more: Aktia.
Banks and other lenders: how the difference shows
Banks and non-bank lenders price mortgage differently, so we separate them. The table shows the range of published rates for each group.
| Group | Products | Lowest | Median | Highest |
|---|---|---|---|---|
| Banks | 10 | 3.19% | 3.78% | 3.98% |
| Finance companies and others | 0 | – | – | – |
In this category only one group publishes prices, so comparing the groups is not possible. More on the groups: banks and finance companies.
How to read the mortgage table
The table is made for comparison, but the figures need interpreting. The following three points help you avoid the most common misreadings.
Starting rate and your own rate
The rate in the table is the starting price or low end of a range the lender publishes. Your own rate depends on your credit record, income, debts and the loan amount, and it can be higher than the published starting price. Use the figure as a starting point, not as an offer.
Margin and reference rate
If the table shows a margin and Euribor, the total rate is their sum. Euribor changes, so the monthly payment can change during the term. The margin is the bank’s own share and often stays the same. In a fixed-rate product the rate does not change during the contract period.
Amount and term
Amount and term limits show what need the product was designed for. If the amount you need is outside the limits the product does not fit, even if its rate is lowest. Lengthening the term lowers the payment but raises interest costs; test the options in the calculator.
Who can get mortgage: requirements
For consumer credit the applicant must be of age, and the lender looks at income, expenses and debts. The lender must assess the applicant’s ability to repay before granting credit, and it checks credit information and the positive credit register (in use since 1 April 2024, Finnish Tax Administration).
Income and debts
The lender looks at how much of your monthly income is left after debts and other expenses. The more existing credit you have, the harder it is to get new credit. Do not apply to several places without comparing.
Collateral and guarantors
Some of the mortgage products we track require collateral. Collateral lowers the lender’s risk and usually the rate, but you can lose it if payments are missed. Acting as a guarantor is a serious commitment: the guarantor answers for the debt if the borrower does not pay.
Pros and cons of mortgage
Advantages
- You get money when you need it without saving for long.
- The monthly payment can be planned in advance when the rate and term are known.
- A consumer has the right of withdrawal and the right to repay early.
Drawbacks
- Credit costs money: interest and fees raise the total cost.
- On Euribor-linked credit the monthly payment can rise.
- Payment difficulties quickly lead to extra costs and a weaker credit record.
What makes up the price of mortgage
The price is not only the rate. In consumer credit the price consists of interest, the opening fee, a monthly account or invoicing fee and possible reminder costs. They are combined into the annual percentage rate (APR). On a small amount over a short term fixed fees raise the total cost more than the rate does. The price of consumer credit is limited by law: the interest rate may be at most the reference rate plus 15 percentage points, the agreed rate at most 20 percent and other costs at most 0.01 percent of the credit amount per day and at most EUR 150 a year (Finnish Competition and Consumer Authority). The total cost in euros says more than the monthly payment.
Common mistakes when comparing mortgage
Comparing only the monthly payment
A small payment can mean a long term and large interest costs. Always compare the total cost and the annual percentage rate.
Treating the published rate as your own
The published rate is a starting price. The lender sets the final rate from the applicant’s information, and it can be higher.
Forgetting rate risk
On a Euribor-linked mortgage the payment can rise if the reference rate rises. Check whether your finances cope with a two-percentage-point rise; the calculator shows the effect.
When mortgage is not the right solution
Mortgage does not fit every need. If you need an amount that exceeds the product limits, or the purpose is quite different, compare other categories: consumer loan, quick loan, flexible credit line, debt consolidation loan, car loan or renovation loan. If you already have payment difficulties new credit rarely solves the problem; contact debt counselling.
Compare other product categories
- Consumer loan: 23 products, median rate 8.77%.
- Quick loan: 3 products, median rate 17.50%.
- Flexible credit line: 7 products, median rate 14.25%.
- Debt consolidation loan: 7 products, median rate 8.99%.
- Car loan: 7 products, median rate 10.58%.
- Renovation loan: 2 products, median rate 6.18%.
- Credit card: 4 products, median rate 16.70%.
- Student loan: 6 products, no prices published.
By group: banks, finance companies and others, business loans and all lenders.
Checklist before applying
- I know the amount and term I need and have calculated the monthly payment.
- I have compared at least three lenders and looked at the annual percentage rate or the total cost.
- The lender is registered or supervised (Finanssivalvonta register).
- I have read the pre-contract information and the agreement in full.
- I can cope with a rate rise if the loan is Euribor-linked.
- I do not pay anything in advance before the money is in my account.
Example: how the term affects the price
The table shows how the term affects the monthly payment and interest costs of a 10,000 € loan when the rate is the median 3.78% of the category’s published rates. The figures are computed as an instalment loan without an opening fee or monthly fees; they are illustrative calculations, not offers.
| Term | Monthly payment | Total interest |
|---|---|---|
| 3 y | 294 € | 593 € |
| 5 y | 183 € | 990 € |
| 8 y | 121 € | 1,602 € |
A longer term lowers the payment, but interest costs grow. Work out your own case in the calculator.
Applying step by step
Before the application
Decide the amount and term, calculate the monthly payment and check how much room you have left. Find out your own credit record and existing debts. Compare three or four lenders in the table and read their pre-contract information.
During the application
You always apply directly with the lender on its own site. Fill in the details truthfully and check the amount, term and costs before confirming. Haeluotto does not process applications and does not see your details.
After the decision
Read the agreement and pre-contract information calmly before signing. A consumer has the right to withdraw from the credit agreement within 14 days and to repay the credit early.
If the application is rejected
A refusal does not mean other lenders will refuse too, but a burst of applications does not help. Ask for the reasons, check your credit record and the positive credit register data, and consider whether a smaller amount or a longer term is realistic. Do not apply everywhere at once. If you already have payment difficulties, contact debt counselling before taking new credit.
Supervision and regulation
A consumer-credit provider must be a bank or a registered lender, and registered lenders appear in the Finanssivalvonta register of supervised entities. Check the lender with Finanssivalvonta and read about price limits on the Finnish Competition and Consumer Authority site. Lenders and groups are also on the lender list.
Payment difficulties and getting help
If the loan starts to feel heavy, contact the lender before a payment is missed. Many lenders offer a repayment holiday or a new payment plan. Debt counselling helps free of charge, and it is important to seek help early: late-payment costs and collection add to the debt quickly.
Recognising scams
Beware of offers that demand an advance payment, a “security fee” or a “processing fee” before the money is in your account. Do not give online-banking credentials by phone or message. Use the lender’s own, known address and check the company in the Finanssivalvonta register. Haeluotto never asks for credentials, payments or credit data.
Your budget before the loan
A good loan starts from a budget, not from an application. Go through the following steps before comparing lenders.
- Calculate your monthly income after tax and subtract fixed expenses: rent or mortgage, bills, insurance and food.
- Add the monthly payments of existing loans and credits.
- Keep a buffer worth at least a month of expenses for unexpected costs.
- What remains is the upper limit of the payment, not a target: choose a payment you can make even when income falls or the rate rises.
- Test the payment in the calculator with different terms and see which amount and term it allows.
How lenders assess risk
In consumer credit the lender assesses your income, expenses, debts and credit record. Risk sets the price: the less certain repayment is, the higher the rate or the stronger the collateral required. That is why the same product can cost different applicants different amounts, and why a published starting price is not a personal offer. The lender’s assessment rests on the information you give in the application and on registers, so do not give wrong information; it can lead to rejection or problems with the contract later.
Rate, margin and APR in brief
- Nominal rate is the annual rate calculated on the loan without other costs.
- Margin is the lender’s own share on top of a reference rate (for example Euribor).
- Annual percentage rate (APR) combines the interest and all credit costs into one annual percentage in consumer credit.
- Representative example is a calculation the lender publishes for a given amount and term; it does not necessarily match the price offered to you.
The differences are explained further on the methodology page, and a glossary is also at the bottom of this page.
Repayment and early repayment
A consumer has the right to repay credit early in whole or in part, and possible costs and their maximum are stated in the agreement and the pre-contract information. If possible, pay a small extra instalment now and then: it shortens the term and reduces interest costs. Before signing, check whether the due date can be moved and what that costs.
Information needed for the application
In consumer credit you usually need a personal identity code, strong authentication, income details, housing costs and existing debts and bank account details. For some products the lender retrieves income data directly from registers with your consent. Prepare the information in advance so the application is not delayed. Check that what you provide is correct: wrong information can lead to rejection.
Questions to ask the lender
- What is the total cost of the loan in euros over the whole term?
- What costs are there besides the opening fee and monthly fees?
- Is the rate fixed or linked to a reference rate, and when is it reviewed?
- Can I repay the loan early, and what does it cost?
- What happens if a payment is late?
- What data does the lender store and to whom does it disclose it?
Write down the answers and compare them side by side across lenders. If an answer is unclear or evasive, take that into account in your choice.
Common misconceptions
“The lowest rate is always the best option”
The lowest rate is not the best if it comes with high side costs, a short price period or terms that do not suit your situation. Compare the total cost and the terms.
“The published rate is what I will pay”
The published rate is a starting price or the low end of a range. Your own price depends on the applicant’s information.
“Comparing means applying”
Comparing is research. The application is made only to the lender, and Haeluotto does not see your application. Applying can affect your credit record, so compare first and apply afterwards.
Follow the market
Prices and terms change. In the market watch you see lenders’ rate changes and regulatory news, and in the market report the price range of the whole market and Euribor development. If you want to follow changes, subscribe to the digest of best offers with the newsletter on the front page.
Summary and next steps
The mortgage comparison has 10 products, of which 3 have a published rate (3.19% – 3.98%, median 3.78%). Start by working out the monthly payment you need in the calculator, choose two or three lenders from the table and ask them for their own pre-contract information. Remember that the published price is a starting point, not an offer, and that the final decision is made by the lender.
When to seek advice
If the loan amount is large, you are already in debt or your income is uncertain, it is worth talking to a debt counselling expert before signing. Advice helps assess ability to repay, compare options and understand the terms of the agreement. Haeluotto does not give personal credit or investment advice, but our pages give information you can use to prepare for the conversation.
Where the data comes from
The mortgage figures are collected from lenders’ own public pages every night. Unpublished prices are not guessed. The table follows 10 products, of which 3 have a published rate; status 07/10/2026. Rate changes are logged in the market watch, the whole-market picture is in the market report and the calculation methods on the methodology page.
Glossary
- Euribor
- The reference rate for euro-area interbank lending, published for different periods such as 1, 3, 6 and 12 months.
- Margin
- The percentage the lender adds to the reference rate to cover risk and costs. The margin is the lender’s own decision and often customer-specific.
- Reference rate
- The rate to which the price of a variable-rate loan is tied, most commonly Euribor. The loan rate is the reference rate plus the margin.
- Loan-to-value cap
- The largest permitted share of the property value that can be financed with a loan. The Finnish FSA sets it for mortgages.
- Annuity
- A repayment method where the monthly payment stays level. At the start more of it goes to interest and at the end more to principal.
- Equal principal repayment
- A repayment method where the principal part is the same each time. The payment starts higher and falls as interest falls.
- Fixed instalment
- The monthly payment stays level and the term lengthens or shortens with the reference rate.
- Repayment holiday
- An agreed period during which only interest is paid. It eases things temporarily but raises the total cost of the loan.
- Collateral
- An asset, such as a home or car, that the lender can take to cover an unpaid loan. A secured loan is usually cheaper.
Frequently asked questions
What is the mortgage loan cap?
It is the maximum share of the property value that can be financed with a loan, set by the Finnish FSA. For first-time buyers it is 95%. For other buyers it is temporarily 95% under the June 2026 decision, against a base level of 90%.
Why does not every bank show its margin?
Banks negotiate the margin customer by customer on the basis of collateral and income. Unpublished margins are marked as negotiable in the table.
Does the interest cap apply to mortgages?
No. According to KKV, the interest cap and cost cap of consumer credit do not apply to mortgages secured on real estate.
Can the mortgage margin be negotiated?
Yes. The margin is based on collateral, income and the customer relationship, and you can ask for it to be reviewed during the term too.
What happens if Euribor rises?
The rate and instalment of a variable-rate loan rise or the term lengthens, depending on the repayment method. The Euribor sensitivity calculator shows the difference in euros.
Can I apply for mortgage through Haeluotto?
No. Haeluotto is a comparison service that does not process applications or make credit decisions. You always apply directly with the lender on its own site.
How often are mortgage prices updated?
Prices are fetched from lenders’ own pages every night. When a rate change is detected it is logged in the market watch. Latest update: 07/10/2026.
Why do not all mortgage products have a rate?
Many lenders set the rate only at the credit decision. We then show “negotiable / not published” and do not guess a figure.