Euro mortgage with an EU residence: the countries that make it simplest
The Netherlands, Austria, Italy, Spain, France — the simplest scenarios for Germans living abroad. The euro, no currency risk, an established banking sector.
Residing in another EU country: What role does the euro play in financing?
If you are resident in another EU country, securing finance within the eurozone is the simplest option, as your income and loan are denominated in the same currency and there is no exchange rate deduction (Wechselkursabschlag). In all EU countries of residence, the loan-to-value ratio ranges from 60 to 100 %, depending on the type of income and credit rating. The difference lies in the choice of banks, which is particularly wide in the Netherlands and Austria.
Which market benchmarks apply to EU residents financing in Germany?
For those resident in the EU with an income in euros, significantly more banks are willing to provide financing than is the case for non-EU countries or foreign currencies. In all EU countries of residence, the loan-to-value ratio ranges from 60 to 100 %, depending on the type of income and creditworthiness.
Who provides financing for Germans resident in the EU to purchase property in Germany? Olga Nikushkina acts as an independent broker in accordance with Section 34i of the German Trade Regulation Act (GewO), liaising with over 650 banks — free of charge, as she is usually remunerated by the lending bank. If you are resident in the EU and have an income in euros, significantly more banks will provide financing than in the case of third countries or foreign currencies — this is the simplest scenario for Germans living abroad. Income in foreign currencies: which banks take this into account.
How much is lent in each country? In all EU countries of residence, the range is 60–100 % of the mortgageable value, depending on the type of income and creditworthiness; a deposit of up to 40 %, depending on the case, plus ancillary costs. The difference lies in the banking sector: the Netherlands and Austria have a broad banking sector, whilst Italy, Spain, Portugal, France, Belgium and Luxembourg have a medium-sized one. Creditworthiness is assessed using tax assessment notices (Steuerbescheid) and employer’s certificates. How the mortgage lending value is calculated.
Can you finance from Denmark, Sweden and Poland, with a smaller banking sector?
Denmark, Sweden and Poland (DKK, SEK, PLN) are also eligible for financing, but there is a foreign currency issue: some lenders do not accept income in DKK, SEK or PLN — others do, but the range of banks is smaller (around 6 to 10 banks); the loan-to-value ratio here is also 60–100 %, depending on the type of income and credit rating, after a foreign currency deduction (Fremdwährungsabschlag) has been applied to the income.
Added to this is the right of conversion (Wandlungsrecht) under Section 503 of the German Civil Code (BGB), which applies only if you are resident in an EU country outside the eurozone and which deters many banks — what this means and how we can still arrange financing. Foreign-currency income: which banks take this into account.
Which country of residence within the EU is the easiest for obtaining German financing? If you are resident in another EU country, the eurozone countries are the easiest. The reason is structural, not administrative: income and loans are denominated in the same currency, so there is no exchange rate deduction. What remains is an established group of banks that treat residence abroad as a routine matter.
- 2.00 % ECB base rate
- your individual mortgage rate (subject to credit rating)
- €100,000 KfW Home Ownership Loan (124)
- €150,000 KfW Climate-Friendly New Build (297/298)
Market benchmarks for Germany, as at June 2026 — not an offer; terms and conditions subject to creditworthiness and the property in question. KfW subsidy schemes subject to the nature of the project and owner-occupation; eligibility assessed on a case-by-case basis. Sources: Deutsche Bundesbank (MFI interest rate statistics), KfW, market data from large mortgage brokers.
How do EU countries of residence compare by the number of banks?
The Netherlands and Austria have a large number of banks, Italy has a moderate number, and for foreign currencies within the EU (DKK, SEK, PLN), the number is smaller, ranging from 6 to 10 banks. The loan-to-value ratio is 60–100 % across the board.
Netherlands: well-established, euro: loan-to-value ratio 60–100 %. A wide range of banks.
Austria: very similar to the Netherlands: EUR, well-established. LTV 60–100 %. Cross-border buyer scenarios also apply. Austrian banks for buyers from Germany.
Italy: EUR, feasible: Mid-tier banks. LTV 60–100 %. Italian banks for buyers from Germany.
Also applies to German citizens resident in Spain or Portugal: loan-to-value ratio 60–100 %. Tip: for investments in Spain itself → visit our sister site perini.es.
France · Belgium · Luxembourg: EUR, banks available: LTV 60–100 %.
Denmark · Sweden · Poland: EU foreign currencies (DKK, SEK, PLN): A smaller group of banks (6 to 10 banks). Loan-to-value ratio 60–100 %, subject to a foreign currency adjustment to income.
Buying a flat in Germany: how does the application work for EU residents?
To apply with an EU residence, you will need proof of residence, income and capital. Proof of residence and income must be provided by the EU country in question. You must attend the appointment with the notary in Germany in person or grant a power of attorney.
Proof of address: registration certificate, tenancy agreement or proof of ownership (Eigentumsnachweis) from an EU country.
Proof of income: payslips or tax assessment notices from an EU country, in the original language + EN/DE.
Proof of equity: bank statements; these may be in EUR from a bank within the EU.
Notary appointment in Germany: You can either attend in person (freedom of movement within the EU) or provide a power of attorney.
What do we coordinate for Germans abroad who move to Spain or Italy and keep German property?
A common scenario: You’re planning to move to Spain or Italy for a better quality of life — but want to keep your German investment properties as a source of regular income, or buy new ones. We coordinate both:
Financing a property in Germany whilst remaining liable for tax in Germany → same as for German residents; Holding/financing a German investment when tax liability changes → adjust choice of bank, check KfW options; regarding property in Spain/Portugal: our sister site perini.es arranges mortgages directly for non-residents in Spain and Portugal — everything from a single source.
Frequently asked questions
Residence in Austria — what do you need to bear in mind?
Very similar to the Netherlands: the euro, no currency risk, a well-established banking sector. Many banks accept cross-border commuters and Germans living abroad. We also provide financing for Swiss non-residents in Austria.
Am I eligible for KfW funding?
If you are resident abroad and the purchase is purely an investment, KfW funding is usually not available; KfW 261 (renovation) may be available on a case-by-case basis for properties let out. Those buying a property for their own use following their return to Germany have the best chance of accessing standard KfW programmes such as KfW 124 — we will assess on a case-by-case basis which option best suits your planned return date.
If I live in another EU country, what supporting documents do I need to apply for a German mortgage?
You will need proof of residence, such as a registration certificate, tenancy agreement or proof of ownership from an EU country, payslips or tax assessment notices in the original language and in English/German, as well as bank statements as proof of equity. You must attend the appointment with the notary in Germany in person or grant a power of attorney.
Request a feasibility assessment
We’ll assess your specific financial situation — free of charge, with no obligation, in German, English or Russian.
Related pages
Residing in Australia and New Zealand — Buying property in Germany
AUD/NZD income, power of attorney and apostille.
Resident in China — Buying property in Germany
It is the proof of the source of funds (Mittelherkunftsnachweis) and the foreign exchange regime that are decisive, not creditworthiness.
Residing in Russia — Buying property in Germany
Sanctions dictate the transfer of capital — the situation with the narrowest choice of banks.
Residing in Dubai and the UAE — Buying property in Germany
Tax-free income, record-keeping and the right banks for UAE residents.
Loans abroad (Auslandskredit) for Germans: a comparison of the US, the UK and Asia
Several overseas locations, one approach: a comparison of proof of income and choice of bank.
Mortgages without a German residence: Which countries are not eligible?
The four factors that determine feasibility — before making your first enquiry.
Buying a flat in Germany: Is it easier from the Netherlands or Austria?
Neighbouring countries with their own banking systems — what matters if you’re resident in the Netherlands or Austria.
Germans in the UK — Buying property in Germany
Post-Brexit: GBP income and the banks that continue to finance UK residency.
Residents of Switzerland and cross-border commuters — buying property in Germany
Income in Swiss francs, proximity to the border, choice of bank — the specific features of being resident in Switzerland.
Residing in Scandinavia — Buying property in Germany
Sweden, Denmark, Norway and Finland — four very different starting points.
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.
