Junior doctor mortgage: how banks assess salary and fixed-term contracts
At the start of a medical career the account isn’t exactly full — but the future is all the more secure. Banks know this. Anyone who finances cleverly early on uses an advantage that almost no other career starter has: a predictably rising, crisis-proof income.
Can a junior doctor already get a mortgage?
As a rule yes: banks finance a junior doctor not only on today's balance but on the outlook. The starting salary in the first year is around €5,700 gross per month, depending on the collective agreement, and it rises predictably with every grade. On-call duties can lift income further. The bottleneck is usually the equity for the purchase costs.
How does a doctor's salary rise from grade to grade?
Under the TV-Ärzte/VKA collective agreement (Tarifvertrag), the salary rises from €5,722 gross per month in the first year to €7,552 as a specialist (entry level) and €9,460 as a senior physician (entry level). This scale is fixed in the collective agreement and predictable for banks.
Is a fixed-term contract a reason for exclusion? Specialist training almost always runs on fixed-term contracts. The Act on Fixed-Term Employment Contracts with Doctors in Further Training allows up to eight years for this (Section 1(3) ÄArbVtrG), and the fixed term must not be shorter than the trainer’s authorisation to provide further training. For banks, this is usually not a reason for exclusion for doctors in our brokerage practice, because continued employment is considered likely. We choose banks that assess it this way. Financing for doctors.
How much does a junior doctor earn? In the first year under TV-Ärzte/VKA, €5,722 gross per month, rising annually up to the sixth year (€7,355). As a specialist, the scale starts at €7,552, as a senior physician at €9,460. On-call duties are often added on top.
Junior doctor, 1st year — Gross/month (TV-Ärzte/VKA, from 1 June 2026): €5,722. Junior doctor, 5th year — Gross/month: €7,158. Specialist (entry level) — Gross/month: €7,552. Senior physician (entry level) — Gross/month: €9,460.
The table applies to municipal hospitals (TV-Ärzte/VKA) and until 31 December 2026. University hospitals have their own collective agreement (TV-Ärzte/TdL); private and church-run employers may differ. Your employment contract and your most recent payslip are what count.
With on-call duties, the actual gross income is often considerably higher. For doctors in pay group I, the collective agreement sets €36.86 per hour of on-call duty in the first and second year, and €39.66 from the fifth year (from 1 June 2026). Properly documented, these variable components can be included in the financing; how far a bank takes them into account varies from bank to bank. Duty rosters and pay statements from the last few months are the basis for this.
Probationary period and changing jobs: Under TV-Ärzte/VKA, the first six months of employment are a probationary period, unless a shorter period has been agreed (Section 2(4)). Anyone who changes hospital therefore starts with a new probationary period. Some banks wait until it has ended, others do not. A change shortly before the purchase contract is therefore a matter for choosing the bank, not a reason for rejection.
Who arranges mortgages for junior doctors?
Perini Finance & Property — licensed under §34i GewO, 650+ banks compared, we know the banks whose lending rules cover junior doctors in specialist training — fixed-term contracts and a rising collective-agreement salary. Free for you; the commission is, as a rule, paid by the bank. Financing for doctors.
Junior doctor, 1st year — Gross/month (TV-Ärzte/VKA, from 1 June 2026): approx. €5,720. Junior doctor, 5th year — approx. €7,160. Specialist (entry) — approx. €7,550. Senior physician (entry) — approx. €9,460.
The full ladder for junior doctors (Ä1, municipal hospitals): €5,722 in the first year, €6,046 in the second, €6,278 in the third, €6,680 in the fourth, €7,158 in the fifth and €7,355 from the sixth year; a specialist then starts at €7,552 and reaches €9,699 after thirteen years, a senior physician starts at €9,460 and reaches €10,811 (Marburger Bund, tables valid 1 June to 31 December 2026). University hospitals and private groups pay on other scales, so the bank reads your own contract.
How does the early start into home ownership succeed as a junior doctor?
The early start succeeds with a high loan-to-value ratio at strong credit standing and a long fixed-rate period; as a junior doctor your strongest argument is the outlook, not the account balance.
A high loan-to-value ratio used as leverage: With good credit standing, 100 % financing is possible — the purchase price is financed in full, you bring the incidental costs. No bank finances the incidental costs — they are the minimum equity you need.
What the incidental costs mean in euros: with a €350,000 purchase price, incidental costs are about €19,000 in Bavaria without an agent (3.5 % transfer tax plus about 2 % notary and land registry) and about €42,000 in North Rhine-Westphalia with an agent (6.5 % plus about 2 % plus about 3.6 % commission). This is an illustration, not a quote. These costs are the bottleneck for a junior doctor, and no bank finances them.
A long fixed-rate period: Especially for an early start with high loan-to-value, a long fixed-rate period is worth its weight in gold: it secures the instalment while your income grows. So with every career step your financial scope grows while the burden stays the same.
How can repayment grow with your career?
Special repayment options allow you to repay faster with every pay rise, without overstretching yourself today. We make sure that your contract offers this flexibility.
To be honest: The earliest possible start is not the right one for everyone. If your job is likely to change in the next few years or a stay abroad is coming up, waiting or a flexible structure may be wiser. We tell you openly what suits your life plans — even if that sometimes means ‘not yet’.
Once you are recognised as a specialist, the salary scale starts at €7,552 and rises over several steps to €9,699. If you then want to increase your repayment, you need a contractual option to do so: special repayments or a change of the repayment instalment (Tilgungsrate). You can work out in advance how much repayment suits your income with the repayment calculator.
Irrespective of agreed special repayments, a borrower can terminate a fixed-rate loan after ten years with six months’ notice (Section 489(1) No. 2 of the German Civil Code (BGB)). This is a lever for the period in which your income is significantly higher.
Property as a form of retirement provision: is getting started early right for every junior doctor?
It is possible to start early as a junior doctor, but this isn’t the right choice for everyone.
It means building up your assets earlier and often securing lower purchase prices than you would later on. The key factor is whether your life plans are stable enough; if you change jobs or spend time abroad, it may be wiser to wait or opt for a flexible structure.
As a form of retirement provision, a property does not replace the professional pension scheme (Versorgungswerk). Doctors who are compulsory members of that scheme are exempt from the statutory pension insurance obligation under the conditions set out in Section 6(1)(1) of Book VI of the Social Code (SGB VI). Owning your own property serves as an additional component, particularly if the outstanding mortgage is paid off by the time you retire.
A flat as an investment whilst still a junior doctor? This is different from buying a home to live in: the flat is let out, and the bank takes rental income and costs into account in its calculations. In the documented case study, a 31-year-old junior doctor secured financing for a let flat costing €264,000 at the full purchase price, after the first bank had turned him down. Read the case study. An individual case does not guarantee approval for your own situation.
Can you still invest in Germany if you go abroad?
Yes. Many young doctors gain experience abroad — and still want to invest in Germany. That is possible, but it requires the right bank.
That is possible, but it requires the right bank. How that works you can read on our specialist page Doctor abroad.
Status and sources. Checked on 4 October 2026: Marburger Bund pay tables for TV-Ärzte/VKA (valid 1 June to 31 December 2026), transfer-tax rates by federal state (2026), market data from large brokers on notary, land registry and agent costs. Terms depend on the bank at the time of your application.
Status and source. Information based on the TV-Ärzte/VKA pay scales of the Marburger Bund (document version 13 January 2025, valid from 1 June 2026 to 31 December 2026) and the TV-Ärzte/VKA in the version set out in the 10th Amending Collective Agreement (June 2025), the Act on Fixed-Term Employment Contracts for Doctors in Further Training (as at 15 November 2019), Sections 489 and 505b of the German Civil Code (BGB), Section 6 of Book VI of the Social Code (SGB VI), the medical statistics of the Bundesärztekammer as at 31 December 2024, and the KfW product page for Programme 124, checked on 4 October 2026. Financing information only; not legal or tax advice (Section 1 of the German Act on Tax Advisers (StBerG) and the German Act on Legal Services (RDG)); provided without guarantee. The guidelines valid at the time of application shall apply. No binding commitment is given.
Frequently asked questions
Am I financeable on a fixed-term contract?
Specialist training often runs on fixed-term contracts — banks are aware of this and for doctors it is usually no exclusion criterion, because follow-on employment is regarded as very likely. We select banks that assess it that way.
How much does a junior doctor earn from year to year?
At municipal hospitals the TV-Ärzte/VKA scale pays €5,722 gross a month in the first year, €6,278 in the third, €7,158 in the fifth and €7,355 from the sixth (Marburger Bund, valid from 1 June 2026). Banks like that these steps are fixed in advance. Pay at other employers differs.
How much equity does a junior doctor need?
With good credit standing the purchase price can be financed in full, but the incidental costs come from your own funds. Depending on federal state and agent they are roughly 5.5 to 12 per cent of the price: transfer tax of 3.5 to 6.5 per cent, notary and land registry of about 2 per cent and, where an agent is involved, a commission share. Our purchase cost calculator shows your figure.
Buying a property without a deposit: is that possible as a junior doctor?
Provided you have a good credit rating and can afford the repayments, financing the full purchase price is possible; however, there is no guarantee. The purchase costs are separate and must be covered by your own funds or a KfW loan component. When assessing a loan for doctors at the start of their careers, the bank takes into account their salary, contract and career prospects.
Does the probationary period count for property financing as an assistant doctor?
Under TV-Ärzte/VKA, the first six months at a new hospital count as a probationary period, unless a shorter period is agreed. Some banks wait out this period, others finance before it. Speak to us before the purchase contract so that the bank is the right one.
Can KfW co-finance the purchase costs?
According to the KfW page, the KfW home ownership programme 124 also covers notary and estate agent fees and the real estate transfer tax on a purchase, up to €100,000 in total per project. The bank submits the application before the purchase contract. For KfW 308, by contrast, these ancillary costs are expressly not eligible for funding.
Should I wait for the specialist title?
Not necessarily. An early start means earlier wealth building and often lower purchase prices than later. The key is whether your life plan is stable enough. We clarify that together.
Are my on-call duties counted in?
Yes, provided they are regular and documented. We present your total income so that the bank fully recognises it.
A flat as an investment — is it worth it even as a junior doctor?
That depends on your life plans, the mortgage repayment schedule and the property’s lettability. When assessing an investment, banks also take rental income and costs into account. A documented case study shows that this may be possible, but it does not constitute a guarantee for your particular situation.
How much does an assistant doctor earn in the first year?
Under TV-Ärzte/VKA, since 01.06.2026 it is €5,722.05 gross per month in pay group I, step 1. The table rises annually to €7,355.29 by the sixth year. University hospitals and private providers may differ.
Any questions on this topic?
A first consultation is free and without obligation — the commission is, as a rule, paid by the bank. We tell you what this means for your own financing.
Financing information, not legal or tax advice (§ 1 StBerG, RDG), without guarantee.
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Mortgage income requirements for doctors: the documents banks require by career stage, including practice purchase and cases abroad. Free checklist.
Junior doctor, 31: How did you finance your first buy-to-let flat?
Anonymised case study: Purchase price €264,000; the first bank declined the application, but another bank provided the financing.
KfW 124 Home Ownership Scheme: What does the loan cover?
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Practice loan without collateral: up to €750,000 with no land charge for doctors and liberal professions?
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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.
