You are a German citizen living in Switzerland, Austria, the Netherlands, the USA, the UK or Asia and you want to buy property in Germany, as an investment or for a later return. This guide covers the banks that finance this constellation, because not every bank does. Where the income carries it, up to 100 % of the lending value is within reach, foreign-currency salaries included. With a residence abroad, incidental purchase costs come from own funds.
When you buy a house in Germany while living abroad, banks check three things that never come up for a resident borrower. First the currency: some lenders do not accept income not paid in euros, others credit it with a discount. Second the applicable law. Third the process: identification without PostIdent, service of documents abroad, a German settlement account.
When you buy a house in Germany while living abroad, banks also check currency, applicable law and process.
A small circle of 6 to 10 banks finances Germans abroad: A small circle of 6 to 10 institutions with international experience. The bank looks at your residence, not your passport. Olga Nikushkina brokers independently under §34i GewO from 650+ banks — free of charge, as a rule paid by the lending bank. Buying while living abroad.
Loan-to-value of 60–100% depending on income type and creditworthiness (the country of residence decides which banks take the case, not the range) — typically 70–80% with good credit.
Income in a foreign currency is counted with a safety discount of 10–50% on the euro-converted amount, depending on currency and type of income. Foreign-currency income and the banks that accept it.
There is often no SCHUFA abroad — alternative evidence takes its place: bank statements, tax assessments, employer confirmation. Equity can be evidenced abroad and in English; no advance transfer to Germany is needed.
Where our clients live: Three large groups of Germans abroad — each with its own set of banks and requirements.
Banks check the country of residence, the law governing the loan agreement, foreign-currency income with a safety discount of 10–50 %, credit assessment without a SCHUFA score and the building-society trap.
Loan-to-value is 60–100 % depending on income type and creditworthiness, fixed-interest periods are 5, 10, 15 or 20 years, and interest rates usually carry no surcharge.
Residence Switzerland (Country): The largest sub-market — CHF income and a targeted choice of bank.
Residence elsewhere in the EU (Country): Netherlands, Austria, Italy, Spain, France.
| Item | Amount |
|---|---|
| Purchase price | €355,000 |
| Equity | €130,000 (37 %) |
| Bank loan | €225,000 |
| Income | USD — US company |
| Example rate | 4.4 % |
| Monthly payment | ~€1,230 |
Model calculation, without guarantee. Terms depend on creditworthiness.
| Item | Amount |
|---|---|
| Purchase price | €495,000 |
| Equity | €185,000 (37 %) |
| Bank loan | €310,000 |
| Income | SGD/USD |
| Special feature | Return financing |
| Example rate | 4.5 % |
| Monthly payment | ~€1,720 |
Return financing widens the circle of banks.
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
German abroad: a German citizen with residence outside Germany. Tax non-resident (in the banking sense): anyone without residence or habitual abode in Germany — regardless of citizenship. The bank looks at residence, not the passport. What matters is the status at the time of application.
A small circle of 6 to 10 institutions with international experience. Which bank fits depends on the country of residence, the income currency and the property.
Usually there is no surcharge. A few banks calculate 0.1–0.3 % higher because of the extra effort.
Free, non-binding initial consultation — the commission is, as a rule, paid by the bank. we check 650+ banks plus all state development programmes for your situation.
Buying German property from the USA or Canada: USD/CAD income at 6 to 10 specialist banks, FATCA, source of funds and power of attorney with apostille.
Buy a house in Germany from Dubai or the UAE: tax-free income, proof of source of funds and which banks accept the constellation.
Country of residence and a German mortgage: sanctions, source of funds, payment traffic and document form decide — four points you can check in advance.
Germans living abroad buying property in Germany: all countries of residence, equity, documentation and how the mortgage actually works.
Buy a house in Germany from Australia or New Zealand: AUD/NZD income with a safety discount, power of attorney, apostille and the right choice of lender.
Buy a house in Germany while living in China: source of funds, foreign-exchange regime, apostille and enhanced due diligence explained.
German passport + Swiss residence, CHF income, pension-fund money as equity.
Third countries, USD/GBP/SGD, US-law topic, a smaller circle of banks.
6–10 institutions out of 650+ in reach — which type fits, and which usually doesn't.
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.