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
A German mortgage in place, residence abroad — restructuring is still possible. A different choice of banks than for residents. Terms for 2026 and the strategy.
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.
Strategy
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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. This is the standard case, not a personal problem. I then broker to a bank that finances non-residents actively.
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