Non-resident mortgage: Equity from a Tel Aviv company sale, €700,000 for a house in Munich
“With your income we would have financed straight away. The problem is your equity.” This statement surprised the entrepreneur. This is a non-resident mortgage case — financed from Germany, not against it.
What was the obstacle in financing a house in Munich with equity from a Tel Aviv company sale?
The obstacle was the origin of the equity, not income: it came from the sale of shares in a Tel Aviv cybersecurity company, and the bank is legally obliged to trace larger inflows of assets. We worked through the wealth development, with sale contract, proof of payments and bank statements. The bank could follow it all and granted the financing.
An exceptional way of building wealth
A few months earlier he had sold his shares in a successful cybersecurity company in Tel Aviv. The company sale gave him financial independence. Together with his wife he decided to begin the next chapter of his life in Germany.
Munich was a deliberate choice.
Several international technology companies had offered him attractive positions. At the same time the family wanted to give their two children a long-term home.
A modern detached house had already been found.
The notary appointment was approaching.
But instead of talking about conditions or repayment, the bank spoke almost exclusively about a different question:
Where does the equity come from?
The entrepreneur had founded the company twelve years earlier together with two friends from university.
From a small idea, an internationally active software company had emerged within a few years.
When an international investor came on board, the shares were sold.
The proceeds flowed into several accounts and were subsequently transferred in part to Germany.
For the family this was self-evident.
For the financing bank, the real review began at exactly this point.
The desired house
The family decided on a detached house in the south of Munich.
Not luxurious.
But exactly the place where they wanted to live permanently.
The key figures:
Purchase price: 1,340,000 euros; Equity: 740,000 euros; Financing required: 700,000 euros.
In purely economic terms the family was among the strongest borrowers.
Even so, the financing was delayed.
Why a high account balance is not enough
International wealth often arises differently from classic savings.
In this case the equity came from a company sale.
For the bank that meant additional checks.
Among other things, the following had to be traced:
the sale of the company shares,; the payout of the purchase price,; the origin of the assets,; the international money transfers,; the tax documentation,; and the current asset structure.
This was expressly not about distrust of the family.
Banks are legally obliged to fully trace larger inflows of assets.
The more unusual the wealth history, the more extensive this review often is.
The preparation
Together, the wealth development was worked through chronologically.
This included:
shareholding agreements,; the purchase contract for the company sale,; proof of payments,; bank statements,; asset overviews,; evidence of the international capital transfer,; the employment contract for the new position in Germany,; and all the property documents.
This produced a complete overall picture for the first time.
The bank no longer had to interpret individual documents.
It could follow the entire economic development.
The financing commitment: After the review was completed, the situation changed fundamentally.
The economic strength of the family was undisputed.
The equity was fully documented.
The future income situation in Germany was secured long-term too.
The financing was granted.
A few weeks later the family signed the purchase contract.
Today they live with their children in their own house in Munich.
What international entrepreneurs can learn from this
Founders, entrepreneurs and investors in particular often have asset structures that differ considerably from classic employees.
A high account balance alone is therefore often not enough for banks.
What is decisive is that the development of the wealth can be documented in a comprehensible way.
Anyone who prepares these documents early often saves time, follow-up questions and unnecessary delays.
Unusual wealth histories call for thorough documentation: This case shows that exceptional wealth histories often require exceptional documentation.
It was not the company sale that was the challenge.
Nor the creditworthiness.
What was decisive was presenting the origin of the assets so transparently that the financing bank could meet all statutory and internal requirements.
With careful preparation, a matter that at first called for more documentation became a successful financing — and the planned fresh start in Germany a permanent home.
Frequently asked questions
Can entrepreneurs from Israel finance home ownership in Germany?
Yes. Many banks handle such financings, provided creditworthiness, assets and documentation are convincing.
Why is the bank interested in the company sale?
Larger inflows of assets must be documented comprehensibly within the framework of statutory requirements.
Is a high equity share not enough?
Equity improves the financing considerably. With larger amounts, however, its origin must be comprehensible.
Can international money transfers be a problem?
No. What matters is simply that all asset movements can be evidenced comprehensibly.
Can families buy a property before the full move?
Yes. Many international specialists and executives acquire their home before the final change of residence.
A similar situation? Let’s talk.
Every case with an overseas link is its own. In a free initial call we will tell you honestly what is feasible and which bank fits.
Anonymised individual case, not a guaranteeable statement for other projects · advice free · commission, as a rule, paid by the bank · §34i GewO · not legal or tax advice · no financing commitment; conditions depend on creditworthiness, lending value and bank
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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.