Tax non-residents: which German banks will finance your property?
Yes, German banks do finance buyers who live abroad. Just not every bank: of more than 650 institutions, 6 to 10 typically come into question for a given case. That is not a rejection, it is a question of selection, and answering it is what we do every day. And you need no German: the conversation, the paperwork and every question run in English, Russian, Spanish or French, and we explain the German bank documents to you.
Why is the pool of banks smaller for tax non-residents than for residents?
The pool is smaller not because of creditworthiness but because of each institution's internal scope: many regional institutions are bound to their local service area, and direct banks are optimised for German income. Of the 650+ banks we reach, tax non-residents are left with 6 to 10 institutions with international experience. That is a question of selection, not a refusal.
650+ banks — the institutions at a glance
Through our platform access (Prohyp, Baufinex, Forum, ABACUS, Hyposmart) we reach more than 650 banks, building societies, development banks and insurers. Eight are profiled in detail in our bank comparison. The list below shows the breadth behind it, grouped by institution type:
For the specific tax non-resident case, though: not every one of the 650+ institutions assesses every constellation the same way — we address your case to the fitting institution from this network, rather than scattering it blindly. The eight profiled in our bank comparison (among them ING, Sparkasse, Volksbank, Commerzbank) each state openly where residence abroad no longer fits their structure.
How many German banks typically lend to tax non-residents? German banks with international business finance tax non-residents — typically 6 to 10 institutions.
6 to 10 of 650+ banks finance non-residents — we find the right one: From 650+ banks, a small circle of 6 to 10 institutions with international experience fits non-residents. We broker independently.
Why do only 6–10 remain from 650 banks? Most of the 650 are built for customers resident in Germany; many regional institutions only lend within their own region and direct banks are optimised for German income — the ones with international experience remain. It is not about your creditworthiness.
Do lenders charge non-residents a blanket surcharge? Usually not — most institutions in this business charge no blanket surcharge; a few justify one with higher processing effort. Insurers can be an option when a later move abroad or uncertain follow-up financing is foreseeable. Refinancing your German loan.
The number: 6 to 10 institutions — out of 650+ in reach: For tax non-residents, a small circle of 6 to 10 institutions with international experience applies. Which bank fits in the end depends on the country of residence, the income currency and the property. Details by country of residence on the page Buying property in Germany while living abroad.
Banks by country of residence: Some lenders do not accept foreign-currency income — others do. Which constellation applies to your country co-decides which banks are in reach.
Switzerland — Income currency: CHF. Austria — Income currency: Euro. Netherlands — Income currency: Euro. United Kingdom — Income currency: GBP. USA — Income currency: USD. UAE & Dubai — Income currency: AED. Sweden / Denmark — Income currency: SEK / DKK. Norway — Income currency: NOK.
Nationwide & regional (Large, regional & direct banks)
1822direkt, Badische Beamtenbank (BB Bank), Commerzbank, Consors Finanz, Degussa Bank, Deutsche Bank, DKB, DSL Bank, DZ Hyp, DZ Privatkundenbank, Gladbacher Bank, Hanseatic Bank (subordinated loans only), HypoVereinsbank, ING, Liga Bank, Münchener Hypothekenbank, NordLB, Santander, Sparkasse, Targobank, Volksbank/Raiffeisenbank.
State & federal funding (Development banks)
Kreditanstalt für Wiederaufbau (KfW), Investitionsbank Schleswig-Holstein, Investitions- und Förderbank Hamburg — plus the relevant state development bank by federal state.
Bausparen & combined financing (Building societies)
Alte Leipziger Bausparkasse, Bausparkasse Mainz, Bausparkasse Schwäbisch Hall, BHW Bausparkasse.
Long fixed-rate periods (Insurers & pension funds)
Allianz, AXA, Barmenia, ERGO, Hannoversche Leben, Höchster Pensionskasse, R+V, Signal Iduna, Universa, Versorgungswerk Zahnärztekammer (VZN), Volkswohl Bund.
which German banks will finance your property?
That depends on your country of residence and your income, for example CHF income in Switzerland, GBP income in the United Kingdom with specialist banks, or USD income in the USA with FATCA reporting obligations.
Switzerland (Country)
CHF income.
Austria (Country)
Euro income.
Netherlands (Country)
Euro income.
United Kingdom (Country)
GBP income possible with specialist banks.
USA (Country)
USD income, FATCA reporting obligations.
UAE & Dubai (Country)
Mostly tax-free income, proof of origin is key.
Scandinavia (Country)
Income in SEK, DKK or NOK: a smaller pool of banks, workable.
Run the numbers and check funding
Calculate your budget (Calculator)
How much property is realistically financeable with your equity and income?
KfW funding (Funding)
Usually excluded for a pure investment property from abroad — returning for owner-occupation often opens up regular KfW programmes.
State funding by federal state (Funding)
Almost every federal state has its own development bank, often combinable with KfW.
Frequently asked questions
Which banks finance tax non-residents?
A small circle of 6 to 10 institutions with international experience. Which bank fits depends on the country of residence, the income currency and the property. Olga Nikushkina knows the right institutions from ongoing brokerage practice.
650+ banks compared — how many are actually approached for non-residents?
Our platform access (Prohyp, Baufinex, Forum, ABACUS, Hyposmart) covers over 650 banks — that is the comparison breadth for all cases. For tax non-residents the circle narrows structurally to the 6–10 institutions above, because most of the 650 are built for customers resident in Germany. Cooperative banks and savings banks are often additionally bound to their local service area, and direct banks are optimised for German income. This is not a question of creditworthiness, but of internal scope.
Are insurers an alternative to a classic bank?
Yes, in a specific situation: insurers have a structural interest in long fixed-rate periods and are therefore often a good option when a later move abroad or uncertain follow-up financing is foreseeable. In return, they tend to assess property quality more conservatively than a bank.
Do I automatically pay higher interest as a tax non-resident?
Usually not. Most institutions active in this segment charge no blanket surcharge. A few justify a surcharge with the higher processing effort. The actual rate range is on the rates page — this page is deliberately about bank selection, not interest rates.
Discuss your case
Non-binding initial consultation free of charge — as a rule the bank pays our fee.
Related pages
All countries of residence
Switzerland, EU, USA, UK, Asia and more — each with its own bank selection.
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.