Whilst the branch drops out when you are resident abroad, receive your salary in a foreign currency or are self-employed abroad, we look for the bank whose lending policy will approve the case. Of over 650 institutions compared, 6 to 10 with experience in international business remain for mortgages for non-residents (Steuerausländer).
There are three reasons for a ‘no’: creditworthiness, equity — or the lending policy (Kreditrichtlinie). Nobody can change the first two. The third is our area of expertise.
Free advice · Commission is usually paid by the bank · Request free checklists
Generally speaking, yes. Non-residents, expats and cross-border commuters need to choose the right bank, as for most institutions this is the exception, whilst for some it is business as usual. The loan-to-value ranges from 60 to 100 %, depending on the type of income and creditworthiness. Advice and bank comparisons are free of charge; the commission is usually paid by the lending bank.
| 10 years fixed | Borrowing rate | Annual percentage rate (APR) |
|---|---|---|
| up to 60 % loan-to-value ratio | 4,00 % | 4,07 % |
| Portion between 60 and 70 % loan-to-value | 4,35 % | 4,44 % |
If the loan-to-value ratio exceeds 60 %, the loan is split: the portion up to 60 % is charged at 4.00 %, and only the portion above that is charged at 4.35 %. With a 70 % loan-to-value ratio, this results in a borrowing rate of 4.05 % (4.12 % effective) on the entire loan.
The interest rates also apply to non-residents who are resident abroad. Our own bank survey, as at 05.10.2026 · 2 % initial repayment · Instalment per 100,000 €: 500.00 € at 60 % loan-to-value ratio, 504.17 € at 70 %. Find out more about current mortgage rates.
It is not the advertised interest rate that matters — but the mortgage rate for your specific loan.
The initial consultation, bank comparison and financing plan are free of charge. Here’s how it works, with no small print:
You do not pay us any fee for the initial consultation, the comparison of banks or the financing plan.
The lending bank usually pays the brokerage commission. This is already factored into the terms and conditions: you won’t pay any more than you would if you took out the loan directly with the same bank.
In that case, you won’t incur any costs. We bear the work involved.
We set out the remuneration in writing, including the amount, before you commit to the arrangement.
CHF · USD · GBP · AED · SAR · QAR · KWD · BHD · OMR · ILS · TRY · SGD · HKD · CNY · JPY · KRW · TWD · THB · MYR · IDR · INR · AUD · NZD · CAD · MXN · BRL · CLP · SEK · NOK · DKK · ISK · PLN · CZK · HUF · RON · BGN · ZAR · MAD · EGP · UAH
The rouble is the only exception. The bank converts the amount into euros and applies a deduction of 10–25 % (50 % in the case of 100 % financing), depending on the currency and type of income — also for Swiss cross-border commuters.
It is the country of residence that determines which bank will take on the case, not the loan-to-value of 60–100 %.
No need to speak German — we speak English, Russian, Spanish and French.
A mortgage adviser compares over 650 banks, whereas the house bank only offers its own products — and the advice is free of charge for you. Three reasons to speak to us:
We factor in federal state funding (Landesförderung) and the loan-to-value lever right from the start, not as an afterthought tip — for all 16 federal states, with the primary source and date of verification.
We’re staying in the mid-market segment and building our expertise there in depth, rather than taking on every case — this builds the experience that counts when it comes to borderline cases.
German mid-market segment with an international outlook — for customers who live abroad or have income from abroad, but take out financing in Germany.
Four scenarios that we often encounter. What they all have in common is that the income covers the repayments — it’s just that the lending policy doesn’t fit. It can be resolved, but not equally well in every situation.
Your creditworthiness is good, the paperwork is complete, and yet you’ve still been turned down. The reason isn’t stated in the letter: the lending policy has no provision for your income. Other lenders do.
Almost every federal state funding scheme has a deadline that falls before the date of the purchase agreement. Anyone who goes to the bank first and only then thinks about the funding will, as a rule, have missed out on it. There is a way round this in every federal state — it must be put in place beforehand.
No German residence, no German employer, but you want to buy property in Germany. For most banks, this isn’t a typical case — it’s an exception that nobody wants to deal with. For a select few, it’s part of their daily routine.
Up to 80 % of the lending value — for purchases abroad or, with a few banks, with no requirement to link the loan to a property purchase: free liquidity, modernisation, or repayment of expensive loans. From around 150,000 €.
Is your situation not covered by any of the four options? Send us the key details — we’ll let you know if it’s viable before you apply anywhere. The prerequisites are always a household income that can cover the instalments and incidental purchase costs paid from your own funds. If that’s the issue, we’ll tell you — openly and in advance. We thrive on long-term trust, not on quick deals.
Three groups, one pattern — the income is sufficient, the structure is unusual: international links and non-residents, doctors, entrepreneurs and investors. Plus properties that not every bank will accept: listed buildings, QNG new-builds, follow-up financing from abroad. The right group of banks for every scenario — each with its own dedicated page.
A comprehensive overview: foreign currencies, cross-border commuters, expats, Germans living abroad and the tax implications — with the right group of banks for each situation.
Residing abroad, purchasing an investment property in Germany. Selection of specialist banks; loan-to-value ratio typically 60–100 %.
Existing mortgage in Germany, resident abroad — debt restructuring is still possible. The choice of banks is different from that available to residents of Germany.
Put your equity to work rather than tying it up: the bank finances the purchase price, whilst the incidental purchase costs are covered by your own funds. Prerequisites: excellent creditworthiness and a net household income sufficient to cover the repayments.
Allocation of purchase price and refurbishment costs in accordance with banking requirements, KfW combination, loan based on the value on completion. Nationwide.
QNG new-build: KfW 297/298 up to 150,000 € per flat — interest subsidy only, no repayment grant. EH-40 standard, combined with an annuity loan.
Compare over 650 banks. Forward loans for up to 66 months. Also available for investment properties.
Mortgages on favourable terms for doctors, practice financing, start-up finance for junior doctors and solutions for doctors working abroad. Banks often view doctors’ incomes particularly favourably — we know which banks to approach. Independent of banks, Section 34i GewO.
A family who have been living in Dubai for six years, both in senior management roles, with incomes well above average. Despite this, two applications for financing had been rejected — not because of their creditworthiness, nor because of a lack of equity, but because they were resident outside Europe. This is how the flat in Munich was financed:
Read the whole case study →Further cases that hinged on the lending policy →
Anonymised individual case · no guarantee of applicability to other projects · terms subject to creditworthiness, loan-to-value ratio and the bank · Section 34i GewO
Three scenarios, one banking network — we know which banks are actively financing these cases.
EU Blue Card, EU citizens, residence permits — a home or an investment. KfW funding is available.
Switzerland, Austria, the USA, the UK, other EU countries, Asia — we know the specialist banking community.
CH, AT, LU, NL, FR — Foreign currency accepted. Fully eligible for KfW funding due to residence in Germany.
Removed from the EU risk list in August 2025 — improved opportunities.
Income in GBP is possible — some banks do not accept income in foreign currencies, whilst others do.
Limited choice of banks — but it is possible with the right bank.
Eurozone countries — there is no need to convert anything in the proof of income, so the starting point is more favourable. Dutch: financing a property in Germany.
Up-to-date information on market changes, regulation and specific scenarios — so that you are well-informed when arranging your financing.
What energy efficiency class G/H means for your financing.
Year of construction, energy rating, property value — what to look out for.
Mortgages despite income in a foreign currency — deductions and choosing a bank.
An initial guide to your financing. The calculator takes the bank interest rate from our terms and conditions overview and allocates it according to your loan-to-value ratio. The calculator is also available as a separate page: Financing calculator with KfW.
For loan-to-value ratios of over 70 %, we calculate the interest rate on a case-by-case basis.
All information is provided without guarantee — representative example. KfW terms and conditions are subject to daily updates; please check these during your consultation. Actual terms and conditions depend on creditworthiness, the property and the loan-to-value ratio. This does not constitute an offer.
Your full results, with your exact figures — free of charge, delivered straight to your inbox.
Two model calculations based on real-world brokerage practice — a listed property with KfW and 100 % purchase price financing as a lever for top creditworthiness. Terms and conditions are subject to daily updates and depend on creditworthiness.
| Position | Amount |
|---|---|
| Purchase price | 240.000 € |
| Equity | 40.000 € |
| Bank loan | 200.000 € |
| Fixed-rate period | 10 years |
| Interest | subject to creditworthiness |
| Repayment | 2 % initially |
Terms and conditions subject to creditworthiness. Please check whether this can be combined with a KfW loan.
| Position | Amount |
|---|---|
| Purchase price | 320.000 € |
| Own funds | only the incidental purchase costs |
| Bank loan | 320.000 € |
| Loan-to-value ratio | 100 % |
| Requirement | Creditworthiness, rental basis |
| Banks | specialised selection |
Leverage for top creditworthiness; not a substitute for missing equity. Net household income must cover the instalments.
Model calculations are provided for information purposes only. These do not constitute binding offers. Terms and conditions vary depending on creditworthiness, the property in question and the bank. This does not constitute tax or legal advice.
If your fixed-rate period comes to an end or exceptional circumstances make it difficult to arrange follow-up financing — you have more options than your house bank shows you.
Lock in today the interest rate for your follow-up financing in 1–5 years. A sensible move when interest rates are rising — you pay a small interest premium in return for planning certainty.
Instead of accepting your house bank’s loan extension — compare other banks. With a remaining debt of 200,000 €, even a small difference in interest rates can amount to 10,000 € or more over the remaining term.
The fixed-rate period is coming to an end, you’re now living abroad, or your income is in a foreign currency — your current bank will only extend the mortgage on its own terms. Other banks have a specific product for this scenario.
Verified ProvenExpert reviews for the Perini consultancy · Average rating of 4.97 out of 5 based on 39 reviews. Names have been abbreviated to protect privacy.
★★★★★“I know Mr Perini through a network of finance and insurance experts. I myself have been working as an insurance broker for over 20 years. For my clients, he is the first choice when it comes to financing. Thanks to his many years of experience, he is also able to map out complex financing models whilst taking various funding options into account. In doing so, he never loses sight of the fact that he speaks to the client in their own language, which I find very refreshing.
He takes the client by the hand and guides them every step of the way until the financing is approved. It was, and remains, important to me that he also consults with me so that I am kept informed of the steps involved, should the client contact me directly. I hold him in high regard as a colleague and can recommend him without reservation.”
★★★★★“Working with Siegfried Perini has been excellent – he strikes me as a walking encyclopaedia when it comes to finance. He’s always ready to listen to a colleague who isn’t quite as well-versed, always helpful and always on the lookout for the best solution. Above all, though, I also appreciate his honesty.
Because if a financing option doesn’t make sense, he’ll say so quite clearly. Whilst this may be rather disappointing for the prospective client, it’s fundamentally just honest. Whether it’s an annuity loan, a building society savings scheme or a ‘Wohnriester’ pension scheme – he always seeks out the best solution and presents various options. So I can absolutely recommend him!”
★★★★★“It’s simply amazing and very friendly. We never had a very formal conversation right from the start of our business relationship; at times we look back on our conversations and have a laugh… It really is a great service for expats like me, given the many complications involved with the legal requirements when buying a property in Germany.
I would rate his services 5 out of 5 for anyone with a similar background to mine; I can assure you that you’ll be delighted with your property if you work with Mr Perini. I apologise for not providing this feedback in German.”
★★★★★“Following long and tough negotiations with our former bank, we have finally managed to secure new financing. Right from the start, Mr Perini was there to support us with advice and practical help. Drawing on his experience, combined with his Swabian sense of humour, he always listened attentively to our concerns and responded promptly to the constantly changing circumstances, sometimes even outside normal business hours. Highly recommended – many thanks.”
★★★★★“We were very satisfied with Mr Perini’s handling of the schedule, his advice and the way he arranged our subsequent mortgage (at a lower interest rate than our house bank) and can highly recommend him. We’d use him again in a heartbeat – many thanks, Mr Perini.”
★★★★★“Even in difficult situations, Siegfried Perini keeps a cool head! Highly recommended!”
Federal state funding has a dual effect: reduced interest rates plus a lower loan-to-value ratio on the bank’s share, as a subordinated funding loan counts as equity for the house bank — and hardly anyone will factor the second part into your calculations. Programmes, income limits and the option to combine them with KfW funding are available for all 16 federal states, each with its primary source and date of verification.
Who is it for: Federal state home ownership funding requires the property to be used as the owner’s main residence — this lever applies to owner-occupiers and returnees. Those who live permanently abroad as non-residents use the tax lever instead (depreciation for listed buildings (Denkmal-AfA), KfW 261 for landlords) — the three routes are set out below.
Let’s start with an honest answer: in most cases, not through the owner-occupier schemes. KfW 124, 300, 308 and federal state home ownership funding require the property to be used as the owner’s main residence — anyone living permanently abroad is usually excluded from these schemes. However, there are three options still available, and hardly anyone is aware of them:
The ‘BEG’ renovation grant is also available to owners of let properties — if you are a non-resident with a let property in Germany, this is the relevant federal scheme for you. The key factor is the intermediary bank handling your case.
Depreciation of listed buildings does not require owner-occupation — it reduces your rental income that is taxable in Germany. For many non-residents, this is the most effective ‘incentive’ of all. Details should be discussed with a tax adviser.
Once you return, the full range of financial support schemes is available to you — provided you follow the correct order: first take up residence, then submit your application, then sign the purchase agreement. Anyone who signs the contract whilst still abroad forfeits their entitlement to these schemes for good.
You apply for a KfW loan through the financing bank, not directly with KfW itself — and you must do so before signing the purchase agreement or starting construction. We coordinate KfW and federal state funding, the application process and the order of steps. Detailed pages on all eight KfW programmes and on each federal state.
5 questions about plans, use, children, income and previous home ownership — the KfW funding check gives an initial assessment.
Go to the funding check →Interest-subsidised loans of up to 150,000 € per flat (100,000 € without QNG). No repayment grant. Application must be submitted before work begins.
See KfW 297/298 →Up to 150,000 € per residential unit plus a repayment grant based on the efficiency house level — reduced as of 21.07.2026. Can be combined with listed building depreciation (Denkmal-AfA).
Go to KfW 261 →A grant of up to 70 % (80 % for those on low incomes) of eligible heating costs — plus funding for the remainder.
Go to KfW 458 →Home purchase loan for families with children: from 3 August 2026, up to 180,000 €; now also available for individual improvements rather than full refurbishment.
Go to KfW 308 →The classic scheme with no strings attached: up to 100,000 € for owner-occupied property, whether purchased or built.
Go to KfW 124 →Up to 270,000 € at favourable interest rates for families buying or building climate-friendly homes.
Go to KfW 300 →Photovoltaics, solar thermal, electricity storage, heat pumps. Attractive to investors.
Go to KfW 270 →Up to 50,000 € at a low interest rate for accessibility improvements. Also available for rental properties.
Go to KfW 159 →KfW funding will lapse if the application is submitted late. We ensure that the applications are submitted in the correct order.
Almost all federal states have their own funding programmes alongside KfW. The lever: registered as subordinate loans, they lower the loan-to-value ratio of your main financing — and with it the interest rate on the large bank portion.
Any entrepreneur developing a project, purchasing a plot of land or refinancing an existing property requires commercial financing, which we structure independently of banks in accordance with Section 34c GewO.
The private property finance mentioned above is provided under the authorisation set out in Section 34i. Anyone, on the other hand, who is developing a project, purchasing a plot of land or refinancing an existing property requires commercial finance — and we structure this independently of banks in accordance with Section 34c GewO: Senior loans via banks and debt funds, even in cases where the house bank is reluctant to take on the risk. Property developer and project finance, interim and bridge finance, acquisition and mezzanine finance — an overview is available on the Hub.
It’s not the interest rate, nor the 35 % rule: the loan-to-value ratio, incidental purchase costs and age limit are the factors that determine your borrowing limit in Spain.
A promotional video promises two properties from 2,500 € net. Section 505a of the German Civil Code (BGB), debt servicing capacity and the DSCR suggest otherwise.
A smaller grant, a lower interest rate — it sounds like a trade-off. But in your bank’s debt service calculation, it isn’t.
Lending value, follow-up financing, non-residents and more — every term in our glossary has its own detailed article.
We’ll find the right bank for your situation. We don’t try to arrange financing that isn’t financially viable. And if your project isn’t viable, we’ll tell you just as frankly as we would if financing were possible.
It is not the question ‘How much do you earn?’ that is the sole deciding factor. What matters is how much borrowing your income can sustain in the long term — after all your regular commitments have been deducted. A household with a net income of 6,000 € and 500 € in regular repayments has a completely different level of financial flexibility than one with a net income of 3,000 € and the same repayments. That’s why we do the maths first and only then look for a bank.
A stable income · sufficient financial leeway after all commitments have been met · good creditworthiness · equity available or that can be put to good use · a specific property or a realistic budget.
Residence or income abroad · Foreign currency · Self-employment or balance sheet instead of payslips · Variable remuneration · Income from medical practice · A property that not every bank will accept · Rejection by your house bank on one of these grounds.
Persistently low income · already high monthly debt · no financial leeway after household expenses have been covered · a purchase price that bears no realistic relation to income · insufficient funds to cover incidental purchase costs (8–15 % depending on the federal state) · problematic creditworthiness.
A situation that does not fit every lending policy is not necessarily a deal-breaker. However, we cannot provide a solution for financing that is not economically viable. Take two minutes to check in advance whether your project is on the right scale: Financing traffic light · Budget calculation · When a mortgage won’t work
Our partner, Siegfried Perini, handles your enquiries via WhatsApp and email; he manages investment properties and financing in Spain and Portugal on our sister websites. Everything from a single source, with no chain of commissions.
Investment in Germany
Investment properties eligible for heritage-related depreciation (Denkmal-AfA), new-build properties under the ‘QNG’ scheme and special depreciation under Section 7b in German cities. Managing director with industry experience since 1992.
aupfinanzservice.eu
Investment in Germany →Spain & Portugal
Mortgages for non-residents in Spain and Portugal: Mallorca, Costa del Sol, the Canary Islands, the Algarve, Lisbon, Madeira. Advice available in 6 languages.
perini.es
Spain & Portugal →In Germany, the bank providing the mortgage usually pays the commission for arranging the mortgage — though not all do; if it does not, the fee will be agreed with you in advance. If no contract is ultimately concluded, you will not incur any costs. In this context, ‘bank-independent’ specifically means: access to over 650 banks via the platform connections Prohyp, Baufinex, Forum, ABACUS and Hyposmart — ranging from major banks and regional institutions to lenders without a branch network.
In each case, this typically leaves 6 to 10 institutions that regularly accept exactly this situation. The authorisation pursuant to Section 34i(1) sentence 1 GewO and Section 34c GewO bears the intermediary register number D-W-132-ZUCB-95, registered since 26 September 2016 with the IHK Mittlerer Niederrhein (Chamber of Industry and Commerce), professional indemnity insurance (Berufshaftpflicht) with Allianz — verifiable free of charge at vermittlerregister.info.
We also say no when financing is not viable, and earn nothing from that case. Full details can be found under Remuneration.
There are three reasons for a refusal: creditworthiness, equity or lending policy. Nobody can change the first two. If you’re resident abroad, receive your salary in a foreign currency or are self-employed abroad, the branch may turn you down, but another bank might be able to approve the application under its own lending policy. That’s our area of expertise.
There are three reasons for a ‘no’: creditworthiness, equity – or the lending policy. Nobody can change the first two. The third is our area of expertise. Living abroad, a salary in Swiss francs, US dollars or tax-free, a balance sheet instead of a payslip, income from medical practice, or a listed building or ‘QNG’ property: a single bank’s lending policy often has no provision for these — other institutions have one for exactly this.
We compare over 650 banks, free of charge; the commission is usually paid by the lending bank. If it’s down to creditworthiness or equity, we’ll tell you straight: when a mortgage isn’t an option
Generally speaking, yes. As a non-resident, an expat or a cross-border commuter, you need to choose the right bank — for most institutions, you are an exception; for a few, it’s business as usual. The loan-to-value ratio is typically 60–100 %, depending on your type of income and creditworthiness — your country of residence determines which banks you can use, not the range of the loan-to-value ratio. Investing as a non-resident
The owner-occupier schemes (KfW 124, 300, 308, federal state home ownership funding) generally do not — they require the property to be your main residence. Three options remain open: KfW 261, which also applies to let properties; the depreciation allowance for listed buildings against your German rental income; and, for returnees, full funding — provided the application is submitted before the purchase contract is signed. An overview of the three options
Yes — with the right lenders. Income in a foreign currency is not a disqualifying factor, but rather a question of choosing the right bank and how the income is taken into account. Mortgage with income in a foreign currency
Yes, both — typically up to 80 % of the lending value. When buying in Spain or Portugal, the overseas property remains unencumbered. And a few banks do not tie the funding to a property purchase at all — from around 150,000 €. Mortgages for overseas purchases · Funding without a specific purpose
Nothing — our advice, the bank comparison and the finance application are generally free of charge for you. The commission is usually paid by the lending bank, not by you. This is regulated by law and is transparent.
For most KfW schemes, the application must be submitted before the purchase agreement is signed or before work on the project begins — this is one of the most common and costly sources of error. We will coordinate the correct sequence for your specific scheme with you: as a rule, the KfW application comes first, followed by the purchase agreement. Important to note: A repayment grant is only available for refurbishment (261) — for new-build projects (297/298, 300), the funding takes the form of a reduced interest rate only.
Yes, non-residents can purchase property for sale in Germany; there are no restrictions on foreign buyers, though mortgage eligibility depends on income, residency status and the lender's individual criteria.
Four concise PDFs for your mortgage in Germany: listing check checklist, Standard Checklist, Special Guide for Non-Residents and KfW Funding Guide. Based on real-world experience. Sent directly by email. Detailed version of the listing check with the 4 most common gaps: Check the listing before you finance.
Ready to get started? You can request the two fill-in templates directly by email — each in 30 seconds: self-disclosure (DE/EN, PDF) and assets and liabilities statement (DE/EN, PDF).
Open the PDF directly — no form: Mortgage documentation — Checklist (PDF, 9 pages) · Mortgage Documentation — Checklist (Dutch) · Mortgage Documentation — Checklist (French) · Checking the listing — Checklist (PDF, 1 page) · Checking the listing — Checklist (Dutch) · Checking the listing — Checklist (French) · KfW Funding Overview 2026 (PDF, 4 pages) · KfW Funding Overview 2026 (Dutch) · Mortgage for non-residents — Checklist (PDF, 9 pages) · Mortgage for non-residents — Checklist (Dutch) · Mortgage for non-residents — Checklist (French)
Personal, non-binding and tailored to your project. We’ll get back to you personally as soon as possible.
WhatsApp +49 177 3272788 · Telephone +49 2151 3293344 · Email siegfried@perini-financeandproperty.com
Free advice · Commission is usually paid by the bank · Section 34i GewO · No tax advice
All scenarios (Switzerland, Austria, Luxembourg, the Netherlands, France) including application requirements, foreign currency discounts and a country-by-country comparison.
Mortgage brokerage: As a general rule, the bank pays a commission, not you. If no mortgage is arranged, you will not incur any costs.
Calculate the instalment, interest costs and total amount, then compare quotes.
A comparison of interest rates for financing secured by a land charge.
Free SCHUFA report: a copy of your data under Article 15 of the General Data Protection Regulation (DSGVO) and your SCHUFA account. How to obtain it, what it contains, and how to have an incorrect entry deleted.
Editorially responsible: Olga Nikushkina — owner, §34i GewO (German mortgage brokerage), adviser register D-W-132-ZUCB-95. Specialised in German property financing with an international dimension: non-residents, foreign-currency income, cross-border workers, expats. Siegfried Perini is entered in the German intermediary register under this licence as a person directly involved in brokerage and advice (§ 11a GewO), active in real estate since 1992. Not legal or tax advice.
