You are a German citizen living in Switzerland, Austria, the Netherlands, the USA, the UK or Asia — and you want to buy property in Germany. As an investment or for a later return. This guide covers the banks that finance this constellation — not every bank does. Where the income carries it, up to 100 % of the lending value is within reach — foreign-currency salaries included. With a residence abroad, incidental purchase costs come from own funds.
A small circle of 6 to 10 institutions with international experience. The bank looks at your residence, not your passport. Olga Nikushkina brokers independently under §34i GewO from 650+ banks — free of charge, paid by the lending bank.
Loan-to-value of 60–100% depending on income type and creditworthiness (the country of residence decides which banks take the case, not the range) — typically 70–80% with good credit. Income in a foreign currency is counted with a safety discount of 10–50% on the euro-converted amount, depending on currency and type of income.
There is often no SCHUFA abroad — alternative evidence takes its place: bank statements, tax assessments, employer confirmation. Equity can be evidenced abroad and in English; no advance transfer to Germany is needed.
Three things that never come up for a resident borrower. First the currency: if your income is not paid in euros, some lenders do not accept it — others do, but credit it with a safety discount.
Second the applicable law: with residence in the United States or the United Kingdom it is not always clear whether German or foreign consumer law governs the contract. Some houses require a legal opinion; others have settled the question inside their standard process.
Third the process itself: identification without the domestic PostIdent procedure, service of documents abroad, a German settlement account, evidence in another language. None of this touches your credit standing. It decides the outcome all the same — which is why choosing the right lender matters more than negotiating the rate.
Three large groups of Germans abroad — each with its own set of banks and requirements.
German passport + Swiss residence, CHF income, pension-fund money as equity.
Third countries, USD/GBP/SGD, US-law topic, a smaller circle of banks.
| Item | Amount |
|---|---|
| Purchase price | €355,000 |
| Equity | €130,000 (37 %) |
| Bank loan | €225,000 |
| Income | USD — US company |
| Example rate | 4.4 % |
| Monthly payment | ~€1,230 |
Model calculation, without guarantee. Terms depend on creditworthiness.
| Item | Amount |
|---|---|
| Purchase price | €495,000 |
| Equity | €185,000 (37 %) |
| Bank loan | €310,000 |
| Income | SGD/USD |
| Special feature | Return financing |
| Example rate | 4.5 % |
| Monthly payment | ~€1,720 |
Return financing widens the circle of banks.
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
Free, non-binding initial consultation — the commission is paid by the bank. I check 650+ banks plus all state development programmes for your situation.
6–10 institutions out of 650+ in reach — which type fits, and which usually doesn't.