Euro mortgage with an EU residence: which countries make it simplest?
Netherlands, Austria, Italy, Spain, France — the simplest cross-border constellations for Germans abroad. Euro, no currency risk, an established circle of banks. This is a non-resident mortgage case — financed from Germany, not against it.
Why is a euro mortgage in EUR simplest with a residence in the euro area?
A euro mortgage is simplest with a residence in the euro area, because income and loan share one currency and there is no exchange-rate discount. The Netherlands and Austria are the most straightforward constellations for Germans abroad, followed by Italy, Spain and France. The loan-to-value runs at 60 to 100 % depending on income type and credit standing.
Euro mortgage: for which Germans abroad is it easiest to get?
A euro mortgage is easiest for Germans living in euro-area countries such as the Netherlands and Austria.
- With an EU residence, far more banks finance: Yes. With a residence in the EU and euro income, considerably more banks will finance than with third countries or a foreign currency. Foreign-currency income and the banks that accept it.
- Which EU residences are the most straightforward? The Netherlands and Austria — euro income, no currency question and a large circle of banks. The loan-to-value range is 60–100 % in every EU country of residence, depending on income type and creditworthiness; the difference between countries is the circle of banks, not the range.
- Market reference values, Germany: 2.00 % ECB key rate; 3.5–3.9 % 10-yr mortgage rate (effective); €100,000 KfW home ownership (124); €150,000 KfW climate-friendly new build (297/298).
EU residences by how many banks lend there
The Netherlands has a large circle of banks and Austria is very similar, Italy has a medium circle. Loan-to-value is 60–100 % in each case.
- Established · EUR (Netherlands): No currency question. Loan-to-value 60–100 %. Large circle of banks.
- Very similar to NL (Austria): EUR, established. Loan-to-value 60–100 %. Cross-border commuter constellations too.
- EUR, workable (Italy): A medium circle of banks. Loan-to-value 60–100 %.
- German citizens resident in ES/PT too (Spain · Portugal): Loan-to-value 60–100 %. Tip: for investments in Spain itself → sister site perini.es.
EUR · circle of banks available (France · Belgium · Luxembourg)
Loan-to-value 60–100 %.
EU foreign currency (DKK, SEK, PLN) (DK · SE · PL): A smaller circle of banks (6 to 10 banks) that accept these currencies. Loan-to-value 60–100 %. The currency-conversion right under § 503 BGB, which only applies to residents of EU countries without the euro, deters many banks.
How an application works with an EU residence
The application needs proof of residence, proof of income and proof of equity from the EU country, followed by a notary appointment in Germany in person or by power of attorney.
- Proof of residence: Registration certificate, tenancy agreement or proof of ownership from the EU country.
- Proof of income: Payslips or tax assessments from the EU country, in the original language + EN/DE.
- Proof of equity: Bank statements; may be in EUR from an EU bank.
- Notary appointment in Germany: Travelling in person is easy (EU free movement), or a power of attorney.
Germans abroad moving to Spain or Italy
A common constellation: you are planning a move to Spain or Italy for the quality of life — but you want to keep German investment properties as ongoing income, or buy new ones. we coordinate both:
Financing a German investment property while still liable to tax in Germany → classic, like a German residence; Holding/financing a German investment property when your tax liability changes → an adjusted choice of bank, KfW options checked; Adding a Spanish or Portuguese property: the sister site perini.es serves non-resident mortgages in Spain and Portugal directly — everything from one source.
Germans abroad — main page (Overview): All countries of residence at a glance.
Market reference values for Germany, as of 06/2026 — not offers; terms depend on creditworthiness and the property. KfW funding modules depend on the project and on owner-occupation, with eligibility assessed case by case. Sources: Deutsche Bundesbank (MFI interest-rate statistics), KfW, Dr. Klein.
Frequently asked questions
What about a residence in the Netherlands?
The Netherlands is an established constellation — we work regularly with German citizens living in NL. EUR income, no currency question, the circle of banks is large. Loan-to-value 60–100 %, depending on income type and creditworthiness; equity up to 40 % depending on the case, plus incidental costs.
Residence in Austria — what to bear in mind?
Very similar to the Netherlands: EUR, no currency risk, an established circle of banks. Cross-border commuters and Germans abroad are accepted by many banks. we also finance Swiss tax non-residents living in Austria.
Italy, Spain, France — what's possible?
Residence in IT/ES/FR + property in Germany: workable. EUR, no currency question. Credit assessment via tax assessments and employer confirmations. Loan-to-value 60–100 %, depending on income type and creditworthiness. we also arrange financing for German citizens who have moved to Spain or Italy.
Is an EU residence really simpler?
Yes. With residence in the EU and euro income, considerably more banks will finance than with third countries or a foreign currency.
Can I get KfW funding?
With residence abroad and a pure investment purchase, KfW funding is usually excluded; KfW 261 (renovation) remains open for let properties in individual cases. Buying for owner-occupation after your return to Germany gives the best chances for regular KfW programmes such as KfW 124 — we check what fits your planned return date.
I live in Spain — what about the property there?
If it is about a property in Spain or Portugal itself, our sister site perini.es helps. For a property in Germany, you are in the right place here.
What about non-euro EU countries?
Financeable there too; currency topics are added and not every bank accepts them, but we have those under control.
Request a feasibility check
We review your specific financing situation — free, non-binding, in German, English or Russian.
Related pages
Buy a house in Germany while living abroad: what do banks check?
Buy a house in Germany while living abroad: which banks lend to non-residents, how much equity is needed and what documents are required.
Loan to value and down payment for a mortgage in Germany
Loan-to-value and down payment for a mortgage in Germany when you live abroad: how much banks lend and how much equity you need.
Buying a property in Germany from the Netherlands or Austria: is it easier?
Buying a property in Germany with a Dutch or Austrian residence: euro income without a currency discount, equity up to 40 % plus purchase costs.
Buy a house in Germany while living in Russia: is it still possible?
Buy a house in Germany while living in Russia: sanctions, SWIFT exclusion and the capital transfer, explained honestly — how equity reaches Germany at all.
Buying German property from Switzerland: how do banks treat CHF income?
Buying German property from Switzerland: CHF income counted with a 10–50 % discount, 60–100 % loan-to-value and banks that accept a Swiss residence.
Buying German property from Scandinavia: what differs by country?
Buying German property from Scandinavia: kroner income from Sweden and Denmark, Norway in the EEA, Finland with the euro — and the right choice of lender.
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.