Investment property loan in Germany: how do you finance buying and holding?
Whether a single income property or a growing portfolio: as an investor you need capital that grows with you — at acquisition, in the holding phase and at refinancing. we structure your finance bank-independently and extract terms a single bank rarely offers. Under §34c GewO. Commercial property finance in Germany runs on different criteria than residential lending — cash flow first.
How much will a bank lend on an investment property loan for an existing property?
For an existing property it covers around 64.2 percent of value on average, according to the BF quarterly barometer for the second quarter of 2026. The second question is whether the property services its own debt, which banks answer with the debt service coverage ratio. Each lender applies its own assumptions.
Investment property loan in Germany: the short answers
An investment property loan in Germany is sized on the property's rental income and value — not on the purchase price alone.
How is acquisition and portfolio finance assessed? By the sustainably achievable rental yield and the property value — not the purchase price alone. Banks and financiers use their own valuation approaches, often below the purchase price; which house values realistically decides how much financing you get for the same property.
Investment property loan: can I release capital from an existing holding? Yes — as a loan against a land charge on a paid-off or largely repaid property, which is loan brokerage under §34c GewO. The released capital serves as equity for the next acquisition. An equity-like release via subordinated components is something different in regulatory terms and runs via licensed partners.
Who arranges this? Perini Finance & Property — licensed under §34c GewO for commercial property loans, 650+ banks & capital providers, we know the houses whose lending rules cover single income properties, bundled portfolios and refinancing from the holding — for investors including non-residents. Refinancing your German loan.
Three situations, three answers
Single properties get acquisition finance matched to rental yield and location, several properties can be financed bundled, and a paid-off property can release liquidity for the next acquisition as a loan against the holding.
- Buying single properties: Income property, apartment building or commercial unit: we arrange the acquisition finance to match the rental yield, location and your overall situation.
- Portfolio & growth: Financing several properties bundled rather than each separately — this often improves terms and simplifies administration.
- Capital from the holding: Upgrading or refinancing a paid-off property releases liquidity for the next acquisition — as a loan against the holding.
The holding as a lever — cleanly thought through
A sound, ideally debt-free holding is your strongest asset. Via a refinancing, capital can be released from it for the next step without selling. The clean separation of terms is important:
A loan is not a participation. we release capital from the holding as a loan against a land charge — that is loan brokerage under §34c GewO. An equity-like capital release via subordinated components (such as a mezzanine solution) is something different in regulatory terms and runs via licensed partners, not via us. More on that on the page Mezzanine & equity.
What matters in the valuation?
For portfolio and acquisition finance, what counts above all is the sustainably achievable rental yield and the property value — not the purchase price alone.
Banks and financiers calculate with their own valuation approaches, which are often below the purchase price. we know which houses value realistically and where you get more financing for the same property.
Finance and property: how acquisition and holding finance fit together
Acquisition finance is arranged to match the rental yield, location and your overall situation.
In the holding phase, a paid-off or largely repaid property can be refinanced as a loan against a land charge, which releases capital for the next purchase without selling. Financing several properties as one package often improves terms.
Frequently asked questions
Do you also finance mixed-use properties?
Yes. Residential-commercial mixes are a stumbling block for many house banks, but daily business for specialist financiers. we know the houses that value mixed use confidently.
Can I finance several properties together?
Often yes, and frequently with an advantage. A portfolio financing can improve terms and simplify handling. Whether it makes sense in the individual case depends on the properties, values and your strategy — we check that together.
I’m a non-resident or live abroad — is that possible?
That is one of our specialist disciplines. Residence abroad and foreign-currency income deter many banks; we know the ones that finance anyway. Details in the financing area for non-residents and expats.
What does the advice cost?
The first check is free for you; we are remunerated by the financing house. For very individual mandates we discuss any fee agreement transparently in advance.
Let’s talk about your portfolio
Message us on WhatsApp or book a 30-minute call. The first check of your plan is free.
Related pages
Property development finance: what does a lender require from developers?
Property development finance in Germany: what lenders require on equity, pre-sales and structure — with examples, across 650+ banks and capital providers.
Commercial property finance: when should you prepare the follow-up loan?
Commercial property finance: prolongation, refinancing or top-up when the fixed-rate period ends — start 6 to 12 months ahead. Bank-independent, §34c.
Mezzanine finance for property projects: when does it pay off?
Mezzanine finance for property projects: subordinated capital as an equity substitute — cost, structure and when it pays off.
Bridge loan for property: how does bridging finance close the gap?
Bridge loan for property in Germany: bridging finance spans the gap until the sale completes or the long-term loan is in place.
Commercial mortgage in Germany: who finances purchase, holding and projects?
Commercial mortgage in Germany: acquisition, portfolio, development and bridge finance — brokered bank-independently across 650+ banks and capital providers.
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.