Non-resident remortgage: can you refinance a German property from abroad?
An expat remortgage on a German property: your fixed-interest period is ending, you live abroad, and your current bank has gone quiet. A non-resident remortgage in Germany is possible — with a different set of lenders than you had for the original loan. To be clear about the object: this is remortgaging a property in Germany, not a UK or US one.
Non-resident remortgage: does refinancing a German property from abroad work, and with which banks?
A non-resident remortgage works, but with different banks than for the original loan. Many banks do not extend for non-residents, and the existing-bank extension is often the most expensive option. A specialised circle of about 6–10 banks does this actively. Anyone who plans well before the fixed-rate period ends has the wider choice.
Moved abroad since the original loan: what happens when the fixed rate ends?
When the fixed rate ends you can refinance from abroad, but with different banks than for the original loan. Many banks do not extend for non-residents, and a specialised circle of about 6–10 banks does this actively.
Can I refinance my German loan from abroad? Yes — but with different banks than for the original loan. Many banks do not extend for non-residents, and the existing-bank extension is often the most expensive option. A specialised circle of about 6–10 banks does this actively. Refinancing your German loan.
Start 12 months ahead, 24–36 with a forward loan
With residence abroad, ideally 12 months before the fixed period ends, or 24–36 months ahead with a forward loan.
The process takes longer than with German residence — allow 6–12 months' lead (review, apostille). Financing from abroad: overview.
After a refused extension, a specialist bank takes over
With residence abroad that happens all the time, not a personal problem. I then broker to a bank that finances non-residents actively — the terms are often about 0.5% better than the extension. Which German banks finance non-residents?.
Is a non-resident remortgage possible on my German property? Yes — a non-resident remortgage is possible: an existing German mortgage can be refinanced even if you have since moved abroad.
The property is in Germany, the security stays the same; what changes is the choice of lender.
Not every institution continues follow-up financing for borrowers resident abroad — many decline solely because of the foreign residence, regardless of credit standing and payment history.
That makes refinancing as a non-resident less a question of rate than of access: first a lender has to be found that underwrites the case at all, only then does the rate matter.
Anyone who plans well before the fixed-rate period ends has the wider choice — and avoids the costly outcome where the old bank automatically rolls into its more expensive variable rate after the deadline.
Which lenders go along with a residence abroad, we clarify in conversation. Not legal or tax advice.
You financed your property in Germany — perhaps back then as a resident taxpayer — and have since moved abroad. The fixed-rate period is about to end. The question: How do I get follow-up financing with residence abroad?
The answer: it works — but with different banks than for the original financing. Many banks that did the original financing back then do not prolong for non-residents. The house-bank prolongation is often the most expensive option.
Three routes for non-resident follow-up
The three routes are house-bank prolongation, restructuring to a specialist bank and a forward loan. Prolongation is the simplest route with the most expensive terms, while restructuring often brings terms 0.5 % better.
- House-bank prolongation (01): The simplest route, but the most expensive terms. The existing bank knows that switching banks is more involved as a non-resident — and prices accordingly.
- Restructuring to a specialist bank (02): we broker to banks with active non-resident business. The terms are often 0.5 % better than prolongation. The effort is higher than with a German residence, but it pays off.
- Forward loan (03): Lock in the rate for your follow-up financing today — also possible with residence abroad; a smaller pool of banks but well established.
Lead time, valuation, income proof: what should you plan?
Plan 6–12 months’ lead time for switching banks, a new valuation, proof of your current income and a current SCHUFA report.
Switching banks needs 6–12 months’ lead time — because of a longer review process, apostille effort, etc.; New valuation: the property is often re-valued — unfavourable where market prices have fallen, but where they have risen the bank usually still lends against the prudent property value (CRR III);
Prove current income: even if you were in Germany for the original financing, your current status is what counts now; SCHUFA report: remains available even after you move; request a current one; Notary appointment: for the assignment of the land charge when switching banks — a power of attorney with apostille is possible.
Non-resident buy-to-let (Non-residents): A new buy-to-let as a non-resident.
Frequently asked questions
Can I restructure even though I now live abroad?
Yes — but you need to approach the right banks. Not every bank that does original financing for German citizens also does non-resident follow-up. we know the specialist circle of 6–10 banks that do this actively.
When should I start?
12 months before the fixed-rate period ends is optimal with residence abroad. For a forward loan you can start 24–36 months ahead. The process is longer than with a German residence — plan for the lead time.
What happens if my house bank declines?
With residence abroad, many house banks decline the prolongation — either flatly or on markedly worse terms. With residence abroad this happens all the time, not a personal problem. we then broker to a bank that finances non-residents actively.
Can I also raise additional capital?
With a low loan-to-value and an unencumbered land register, raising capital against the existing property is often possible alongside the follow-up financing.
Does this also work with residence outside the EU?
Often yes — depending on the specific country. We check your case against the current bank requirements.
Can I remortgage as an expat if the property is in Germany?
Yes — that is exactly this case. An expat remortgage works in Germany, but the pool of lenders is narrower than for residents and narrower again than it was for your original loan. Start six to twelve months before the fixed period ends: switching banks from abroad takes longer than switching at home, mostly because of document certification.
Do you also remortgage property outside Germany?
No. A non-resident remortgage through us always means a property located in Germany. If your property is in the UK, Spain or elsewhere, we are not the right address — for Spain and Portugal, our sister site perini.es covers that market.
Request a financing analysis
A no-obligation first consultation is free — the commission is, as a rule, paid by the bank. we check 650+ banks plus all state subsidy programmes for your situation.
Related pages
Foreign currency mortgage for a German property
Foreign currency mortgage in Germany: how banks apply a safety discount to CHF, USD or GBP salaries, which discounts are typical and who lends.
Buying a property in Germany without travelling: what works, what does not
Buy property without travelling: the deed needs a German notary, not necessarily you. What a power of attorney covers and who certifies abroad.
No SCHUFA record: how a German bank assesses you from abroad
No SCHUFA record? A thin or missing file is not a rejection. What a German bank looks at instead, and which documents carry the case.
Notary costs when buying in Germany — what actually applies
German notary costs: set by law, around 1.5 % notary and 0.5 % land registry. Why comparing is pointless and why banks generally do not finance them.
Unscheduled repayment — the contract option that costs nothing
Unscheduled repayment in a German mortgage: agreed at no cost, no early repayment compensation, reduces balance and refinancing risk.
Buy-to-let mortgage in Germany: real estate as an investment for non-residents
Buy-to-let mortgage in Germany while living abroad: rental income counts only in part, loan-to-value typically 60–100%, about 6–10 active banks.
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.