Euro mortgage with a residence elsewhere in the EU
Netherlands, Austria, Italy, Spain, France — the simplest cross-border constellations for Germans abroad. Euro, no currency risk, an established circle of banks. This is a non resident mortgage case — financed from Germany, not against it.
In short
Is financing a German property simpler with an EU residence?
Yes. With a residence in the EU and euro income, considerably more banks will finance than with third countries or a foreign currency.
Which EU residences are the most straightforward?
The Netherlands and Austria — euro income, no currency question and a large circle of banks. The loan-to-value range is 60–100 % in every EU country of residence, depending on income type and creditworthiness; the difference between countries is the circle of banks, not the range.
Market reference values, Germany
Market reference values for Germany, as of 06/2026 — not offers; terms depend on creditworthiness and the property. KfW funding modules depend on the project and on owner-occupation, with eligibility assessed case by case. Sources: Deutsche Bundesbank (MFI interest-rate statistics), KfW, Dr. Klein.
Which EU residences are simplest for a German mortgage?
Those inside the euro area. The Netherlands, Austria, Italy, Spain and France are the most straightforward constellations for Germans abroad. The reason is structural rather than administrative: income and loan share one currency, so there is no exchange-rate discount. What remains is an established circle of lenders that handles residence abroad as a routine matter. The loan-to-value runs at 60 to 100 % in every EU country of residence, depending on income type and credit standing; what differs is the size of the lender pool — large for the Netherlands and Austria, medium for Italy, Spain, Portugal, France, Belgium and Luxembourg.
A frequent case runs the other way round: you are moving to Spain or Italy for the quality of life but want to keep German investment property as ongoing income, or add to it. That combination needs the German financing and the local tax position coordinated from the start — the loan is straightforward, the sequence is what needs planning.
EU residences by how many banks lend there
Established · EUR
No currency question. Loan-to-value 60–100 %. Large circle of banks.
Very similar to NL
EUR, established. Loan-to-value 60–100 %. Cross-border commuter constellations too.
EUR, workable
A medium circle of banks. Loan-to-value 60–100 %.
German citizens resident in ES/PT too
Loan-to-value 60–100 %. Tip: for investments in Spain itself → sister site perini.es.
EUR · circle of banks available
Loan-to-value 60–100 %.
EU foreign currency (DKK, SEK, PLN)
A smaller circle of banks (6 to 10 banks) that accept these currencies. Loan-to-value 60–100 %.
How an application works with an EU residence
Proof of residence
Registration certificate, tenancy agreement or proof of ownership from the EU country.
Proof of income
Payslips or tax assessments from the EU country, in the original language + EN/DE.
Proof of equity
Bank statements; may be in EUR from an EU bank.
Notary appointment in Germany
Travelling in person is easy (EU free movement), or a power of attorney.
Germans abroad moving to Spain or Italy
A common constellation: you are planning a move to Spain or Italy for the quality of life — but you want to keep German investment properties as ongoing income, or buy new ones. I coordinate both:
- Financing a German investment property while still liable to tax in Germany → classic, like a German residence
- Holding/financing a German investment property when your tax liability changes → an adjusted choice of bank, KfW options checked
- Adding a Spanish or Portuguese property: the sister site perini.es serves non-resident mortgages in Spain and Portugal directly — everything from one source
Common questions
What about a residence in the Netherlands?
Residence in Austria — what to bear in mind?
Italy, Spain, France — what's possible?
Is an EU residence really simpler?
Can I get KfW funding?
I live in Spain — what about the property there?
What about non-euro EU countries?
Financing from other countries
Request a feasibility check
I review your specific financing situation — free, non-binding, in German, English or Russian.