Buying a house in Germany: whether I can get a mortgage or foreigner loan as a non-resident, and how much it will cost to buy an apartment or other property, which does vary by federal state
How to buy a house in Germany as a foreigner: the full process from offer to notary, what it costs and which banks lend to non-residents. Buying property in Germany as a foreigner is legally unrestricted — the financing is where it gets specific.
Where does financing get specific when a foreigner buys a house in Germany?
You can buy a house in Germany as a foreigner on the same legal footing as a German resident: ownership is unrestricted. Where it gets specific is financing, because not every bank lends to non-residents on the same terms. Costs on top of the price, such as notary, land registry and transfer tax, have to be covered from equity.
Can a foreigner buy a house in Germany without legal restrictions?
Buying a house in Germany as a foreigner is legally unrestricted; financing is the deciding step.
- Foreigners buy in Germany without restrictions: Yes. Germany does not restrict property ownership by nationality or residence status — EU and non-EU citizens, residents and non-residents acquire freehold property on the same legal footing, with no approval process and no obligation to live in the country. What differs is the financing. Which German banks finance non-residents?.
- Budget 8–15 % on top of the purchase price: Budget 8 to 15 % in ancillary costs: property transfer tax of 3.5 to 6.5 % set by the federal state where the property is, notary and land registry of roughly 2 %, plus the buyer's share of agent commission where an agent is involved. Plan these as equity — German banks do not finance them. What our advice costs.
- Can a non-resident get a German mortgage? A small number of lenders handle exactly these cases as routine, with loan-to-value ratios in the region of 60 to 100 % depending on income type and creditworthiness — the country of residence decides which banks take the case, not the range. The decisive step is lender selection, not negotiation; a commitment usually takes three to ten working days once documents are complete. Which German banks finance non-residents?.
Do foreign buyers face an approval process or residence obligation in Germany?
Unlike several other European countries, Germany does not restrict property ownership by nationality or residence status. EU citizens, non-EU citizens, residents and non-residents can all acquire freehold property on the same legal footing. There is no approval process and no obligation to live in the country.
What differs is financing. A German bank assessing a borrower without a German residence or employment contract is looking at a case its standard process was not designed for — and most simply decline rather than adapt.
Transfer tax and ancillary costs: how much comes on top of the purchase price when you buy an apartment in Germany?
Beyond the purchase price itself, budget 8 to 15 % in ancillary costs. The largest item is property transfer tax, set by each federal state and ranging from 3.5 % to 6.5 % — it depends solely on where the property is located, never on where you live. Notary and land registry together add roughly 2 %, and the buyer's share of agent commission comes on top where an agent is involved.
Plan these as equity. German banks do not finance ancillary costs, and transfer tax and notary fees fall due before the loan is disbursed. Calculate your figure with the purchase cost calculator.
How does the purchase process run, step by step?
The purchase runs in six steps: clarify your financing frame, find the property and check the listing, assemble your documents, secure the financing commitment, sign the notarial deed and wait for the land registry entry.
- Clarify your financing frame first. Not after you find a property — a seller in Germany expects a buyer who can demonstrate funding, and a financing commitment takes time you will not have once a property is on the table.
- Find the property and check the listing. Living space, year of construction, energy class and stated ancillary costs are the points where listings are most often incomplete or imprecise.
Our property purchase checklist sets out the seven points and four red flags to check before you view. 3. Assemble your documents. Income evidence, existing commitments, identification.
Complete documentation is the single biggest factor in how fast — and how favourably — a bank prices your case. 4. Secure the financing commitment. Usually between three and ten working days once documents are complete.
5. Notarial deed. In Germany the purchase contract must be notarised; the notary is neutral and acts for both parties. 6. Land registry entry. Ownership transfers on registration, not on signature.
The detail on timing is on our process page.
Can I get a mortgage in Germany as a non-resident foreigner?
Yes, but only from a small number of lenders that handle these cases as routine business, with loan-to-value ratios of around 60 to 100 % depending on income type and creditworthiness. Most German banks decline such files.
A small number of lenders handle exactly these cases as routine business, with loan-to-value ratios in the region of 60 to 100 % for non-residents, depending on income type and creditworthiness — the country of residence decides which banks take the case, not the range. The decisive step is lender selection, not negotiation. See mortgages for non-residents and how German mortgage rates are built.
Financing property in Germany as a foreigner with no equity: is it realistic? Financing without any equity is not realistic, because ancillary costs of 8 to 15 % on top of the price must come from your own funds. German banks do not finance them, and transfer tax and notary fees fall due before the loan is disbursed. Loan-to-value for non-residents is in the region of 60 to 100 %, depending on income type and creditworthiness.
Which German banks lend to non-residents? A small number of lenders handle non-resident cases as routine, and the country of residence decides which banks take your case. We compare 650+ banks and know those whose lending rules cover non-residents, foreign-currency earners and residence-permit holders. Terms depend on residency status, income currency and the property.
Frequently asked questions
Can I get a mortgage in Germany as a non-resident foreigner?
Yes. Ownership is unrestricted, and a small number of lenders handle these cases as routine, with loan-to-value in the region of 60 to 100 %, depending on income type and creditworthiness. A commitment usually takes three to ten working days once the documents are complete.
How much does it cost to buy an apartment in Germany?
Budget 8 to 15 % on top of the purchase price. Property transfer tax is 3.5 to 6.5 %, set by the federal state where the property is. Notary and land registry add roughly 2 %, plus the buyer's share of agent commission where an agent is involved. German banks do not finance these costs, so plan them as equity.
Can foreigners buy property in Germany?
Yes. Germany places no restriction on property ownership by nationality or residence — there is no permit requirement and no minimum stay. The restriction you will encounter is not legal but commercial: not every bank finances buyers who live abroad or earn in a foreign currency.
What are the purchase costs on top of the price?
Typically 8 to 15 % of the purchase price. The largest and most variable item is property transfer tax, which depends solely on the federal state where the property is located and ranges from 3.5 % to 6.5 %. Notary and land registry add roughly 2 % together, plus the buyer's share of any agent commission.
Do I need to pay the purchase costs from my own funds?
Yes — German banks do not finance the ancillary purchase costs. Plan them as equity on top of your down payment, and keep them liquid: transfer tax and notary fees fall due before the loan is disbursed.
How long does a financing commitment take?
Usually between three and ten working days from the point where your documents are complete. Three days is realistic when the case is straightforward; ten when it falls outside the standard pattern — which non-resident and foreign-currency cases regularly do.
Does the transfer tax depend on where I live?
No — only on where the property is located. Your residence, nationality and place of work are irrelevant to the rate. A property in Bavaria is taxed at the Bavarian rate regardless of whether you live in Munich, Dubai or Zurich.
Clarify your financing frame before you make an offer
Initial consultation free of charge — the commission is, as a rule, paid by the bank, not by you. We compare 650+ lenders for your specific situation.
Perini Finance & Property — licensed under §34i GewO, 650+ banks compared, we know the banks whose lending rules cover non-residents, foreign-currency earners and residence-permit holders. Initial consultation free — the commission is, as a rule, paid by the bank. Foreign-currency income and the banks that accept it.
Related pages
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.
