Doctor mortgage from abroad: residence outside Germany works
You work as a doctor in Switzerland, Dubai, the UK or the USA and want to buy or refinance in Germany? Then you already know the rejections. I have specialised in exactly these cases and know which banks finance despite residence abroad and foreign-currency income.
In short
Mortgages for doctors: can a doctor living abroad finance a property in Germany?
Yes. Since the Mortgage Credit Directive (2016) many banks finance non-residents only on a restricted basis — the reasons are internal country lists, service of documents and review effort. Some lenders do not accept foreign-currency income — others do. But there is a fixed circle of banks that accepts residence in Switzerland, the UAE, the UK, the USA, Canada and elsewhere in the EU. The prerequisite is, as a rule, a loan secured by a land charge on the German property.
Which constellations are financed?
Residence in Switzerland with income in CHF; UAE/Dubai with tax-free income; UK, USA and Canada with income in GBP or USD; elsewhere in the EU; follow-up financing of an existing German loan after moving abroad; and let property in Germany as a non-resident.
Who arranges this?
Perini Finance & Property — licensed under §34i GewO, 650+ banks compared, we know the banks whose lending rules cover physicians with residence abroad and foreign-currency income — the core of Perini Finance & Property. Your enquiry is free; the commission is paid by the bank. Advice in German, English and Russian.
Why do German banks decline doctors living abroad?
Rarely because of credit standing — almost always because of process. Around 2,200 physicians leave Germany each year to work abroad, and many still want to hold or buy property at home.
Since the EU mortgage credit directive, a large share of lenders finance non-resident taxpayers only on restricted terms, in some cases only where the borrower lives inside the EU. Added to that is the extra work with foreign income documents, residence status and identification without the domestic PostIdent procedure.
For a standard branch this is a case the process does not provide for — not one it has examined and rejected. A refusal therefore says little about whether the purchase can be financed.
A small, stable circle of institutions handles exactly these constellations; residence in Switzerland, for instance, is far easier than its reputation suggests. The task is lender selection, not renegotiating the refusal.
You’re not alone — but well advised, rarely.
Year after year, around 2,200 physicians leave Germany to work abroad. Many still want to keep or acquire a property here — as a retirement home, an investment, or a return option.
The problem: despite excellent income and top credit standing, doctors with an international link in particular are often turned down. Many lenders shy away from the extra effort with foreign documents, residence status and foreign taxation. This is exactly where my strength lies: I have been working in this specialist segment for years and know the few banks that handle it confidently.
Why most banks reject
Since the Mortgage Credit Directive (in force since 2016), many banks have moved to financing so-called non-residents only on a restricted basis — in part only where the residence is within the EU and the salary is paid in euros. The reasons sit in the lenders' credit policies: internal country lists, service of documents, review effort — and the income currency.
Worth knowing: anyone living and working in Switzerland often has it easier than expected — Switzerland is not part of the EU, and there is a fixed circle of banks that accept residence in Switzerland and income in francs. The prerequisite is, as a rule, a property loan secured in the land register (a classic mortgage with a land charge on the German property).
These constellations I arrange financing for
Residence Switzerland
Income in CHF, cross-border commuter or permanently resident — a proven speciality.
UAE / Dubai
Tax-free income, often as a hospital doctor. Demanding, but doable.
UK, USA, Canada
Foreign currency in GBP or USD — I know the banks that examine this.
Elsewhere in the EU
Scandinavia, the Netherlands, Austria and more — handled differently depending on the bank.
Follow-up financing
An existing German financing, but now residence abroad? I solve that too.
Investment for non-residents
A let property in Germany despite residence abroad.
Why me in particular?
This specialisation is the core of Perini Finance & Property — long before I addressed the medical market specifically. Advice is in German, English and Russian. And if your property is not in Germany but in Spain or Portugal, our sister site helps: perini.es for financing in Spain and Portugal.
Frequently asked questions
Do I pay higher interest with residence abroad?
Usually not. Most banks that finance non-residents do not charge higher interest. A few institutions add a surcharge for the higher processing effort — I steer you to the cheaper ones.
Do I need equity?
For cases abroad, banks tend to be more cautious, and somewhat more equity is often expected. With very strong credit standing — and doctors usually bring that — a great deal is achievable. I check your specific case.
Is a pure investment possible, not owner-occupied?
Yes, let properties for non-residents are also possible. The bank selection is even narrower here — which is exactly my field.
I might return to Germany — is that relevant?
Yes, a planned return can make the financing easier and should be considered in the application strategy. Tell me, and I build it in.