House-bank prolongation
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.
Non-residents · follow-up
Follow-up financing despite residence 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.
In short
In short
Can I refinance even though I now live 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.
When should I start?
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).
What if my bank refuses the extension?
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.
Is follow-up financing possible if I live abroad?
Yes — 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.
Follow-up financing with residence abroad
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.
Strategy01 02 03
Three routes for non-resident follow-up
Restructuring to a specialist bank
I 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
Lock in the rate for your follow-up financing today — also possible with residence abroad; a smaller pool of banks but well established.
What to bear in mind
Specifics of follow-up with residence abroad
- 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 usually still to the property value where they have risen (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
FAQ
Frequent 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. I 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. I 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 paid by the bank. I check 650+ banks plus all state subsidy programmes for your situation.
Related topics
Further pages
More on financing
Related financing topics
Financing
Buying a property without travelling
Financing
Unscheduled repayment
Financing