Germans abroad · third countries

Financing property in Germany while living in the USA, UK or Asia

Third countries — the most complex constellations, but entirely workable. FATCA, the Mortgage Credit Directive, foreign-currency income — I know the small circle of banks that finance them anyway.

Countries

Where I actively finance

USA

FATCA topic, US-law question

2–3 specialist banks. Loan-to-value up to 80–90 %. Minimum loan often €200,000.

View detail page → United Kingdom

Post-Brexit, better than before

GBP income, no more conversion right. Loan-to-value up to 80 %.

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Singapore · Hong Kong

SGD/HKD with a 25 % discount

Corporate employment preferred. Loan-to-value 70–80 %.

UAE (Dubai)

AED income, FATCA not relevant

Stable corporate contracts work best. Loan-to-value 70 %.

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China · Japan · Korea

JPY/KRW accepted by few banks

CNY is difficult — capital controls make proof of equity complicated.

Canada · Australia

CAD/AUD works similarly to the USA

A small but active circle of banks. Loan-to-value 70–80 %.

Hurdles

What to watch with third countries

Which law applies? With residence in the USA, UK or Asia, the question arises whether German or local law governs the loan agreement. Some banks have settled it, others avoid it.
FATCA where there’s a US connection — the bank must meet reporting obligations, which is effort
Credit assessment without SCHUFA — alternative evidence: bank statements, tax assessments, employer confirmation in English
Notary appointment: travelling in person or a power of attorney with apostille
Equity transfer: for some third countries (China, Russia) there are capital controls — clarifying in advance is important

Pragmatics

How I proceed

Preliminary enquiry

I check in advance, free of charge, whether a banking route exists for your constellation — before you invest effort.

Bank shortlist

I name 2–3 banks that are realistic for your situation.

Document package

I prepare the application completely and in bank-compliant form, with English-German cover texts if needed.

Application and follow-up negotiation

I communicate with the bank and secure the best terms.

FAQ

Common questions

Is a German mortgage possible with a US residence?

Yes, but the circle of banks is small. Most German banks decline a US residence because of FATCA and unclear governing law. But there are specialist banks that have no problem with it — I know them. Loan-to-value up to 80 % with good creditworthiness, sometimes 90 %.

What is FATCA and how does it affect things?

Foreign Account Tax Compliance Act — US tax law that obliges foreign banks to report US taxpayers. Banks have to implement it — which is effort. Some banks therefore avoid US taxpayers entirely. I know the banks for which it is no problem.

UK after Brexit — what’s possible?

The Brexit conversion right (§503 BGB) no longer applies to a UK residence — the UK is no longer in the EU. Paradoxically, that has made some banks more accessible. GBP income is possible at specialist banks, loan-to-value up to 80 %.

Model calculations

Example financings

Residence USA · USD

Listed apartment, Leipzig — buy-to-let

Purchase price€185,000
Renovation share€80,000
Equity€50,000
Bank loan€215,000
IncomeUSD — tech corporation
Example rate4.5 %
Listed-building depreciation §7i100 % / 12 yrs

Model calculation, without guarantee.

Residence Singapore · USD

Apartment, Frankfurt am Main — buy-to-let

Purchase price€340,000
Equity€125,000 (37 %)
Bank loan€215,000
IncomeUSD — international company
Example rate4.4 %
Monthly payment~€1,175
Rental income~€1,350/month

Model calculation, without guarantee.

Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.

Other countries of residence

Financing from other countries

Residence

Request a feasibility check

I review your specific financing situation — free, non-binding, in German, English or Russian.

Further pages

Overview

Germans abroad — main page

All countries of residence at a glance.

View page → Info

Conversion right explained

When does §503 BGB apply — and when not?

View page →