Third countries are the constellations furthest from the standard, but entirely workable. FATCA, internal country lists, foreign-currency income: we know the small circle of banks that finance them anyway. For anyone moving to Germany, the financing path stays the same regardless of which country you're coming from.
The bank assesses creditworthiness through substitute evidence, because anyone who has lived in the United States, the United Kingdom or Asia for years has no current German credit history. Lenders that handle these cases work with several months of account statements, foreign tax assessments and an employer confirmation, usually in English.
Buying property in Germany from the USA, UK and Asia works through a small circle of specialist banks.
Can I get a German mortgage while living in the USA, UK or Asia? Yes. These third countries are the narrowest market but entirely workable through a small circle of specialist banks. Loan-to-value 60–100 %, depending on income type and creditworthiness; equity up to 40 % depending on the case, plus incidental costs. Calculate the closing costs.
Since the UK is no longer in the EU, lenders assess a UK residence under their ordinary country rules, which has paradoxically made some banks more accessible; GBP income is possible at specialist banks with loan-to-value 60–100 %, depending on income type and creditworthiness.
With residence in a third country, watch the governing law of the loan agreement, FATCA where there is a US connection, credit assessment without SCHUFA, the notary appointment and capital controls on the equity transfer.
Which law applies? With residence in the USA, UK or Asia, the question arises whether German or local law governs the loan agreement.
Some banks have settled it, others avoid it.; FATCA where there’s a US connection — the bank must meet reporting obligations, which takes effort; Credit assessment without SCHUFA — alternative evidence: bank statements, tax assessments, employer confirmation in English; Notary appointment: travelling in person or a power of attorney with apostille; Equity transfer: for some third countries (China, Russia) there are capital controls — clarifying in advance is important.
We first check free of charge whether a banking route exists for your constellation. Then we name the banks from the circle of 6 to 10 that are realistic for your situation.
We communicate with the bank and secure the best terms.
Still financeable after Brexit (United Kingdom): GBP income at specialist banks. Loan-to-value 60–100 %.
Few banks take JPY, KRW or CNY (China · Japan · Korea): CNY is taken by very few banks — capital controls make proof of equity more involved.
Germans abroad — main page (Overview): All countries of residence at a glance.
| Item | Amount |
|---|---|
| Purchase price | €185,000 |
| Renovation share | €80,000 |
| Equity | €50,000 |
| Bank loan | €215,000 |
| Income | USD — tech corporation |
| Example rate | 4.5 % |
| Listed-building depreciation §7i | 100 % / 12 yrs |
Model calculation, without guarantee.
| Item | Amount |
|---|---|
| Purchase price | €340,000 |
| Equity | €125,000 (37 %) |
| Bank loan | €215,000 |
| Income | USD — international company |
| Example rate | 4.4 % |
| Monthly payment | ~€1,175 |
| Rental income | ~€1,350/month |
Model calculation, without guarantee.
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
Yes, but the circle of banks is small. Most German banks decline a US residence because of FATCA and unclear governing law. But there are specialist banks that have no problem with it — we know them. Loan-to-value 60–100 %, depending on income type and creditworthiness.
Foreign Account Tax Compliance Act — US tax law that obliges foreign banks to report US taxpayers. Banks have to implement it — which takes effort. Some banks therefore avoid US taxpayers entirely. we know the banks for which it is no problem.
Since the UK left the EU, lenders assess a UK residence under their ordinary country rules. Paradoxically, that has made some banks more accessible. GBP income is possible at specialist banks, loan-to-value 60–100 %, depending on income type and creditworthiness.
We review your specific financing situation — free, non-binding, in German, English or Russian.
Buy a house in Germany while living in China: source of funds, foreign-exchange regime, apostille and enhanced due diligence explained.
Euro mortgage with a residence elsewhere in the EU: euro and non-euro countries, equity requirement and choice of lender.
Moving to Germany from the UK: buy a house with GBP income after Brexit — third-country status, a 10–50 % income discount and equity up to 40 %.
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 when you live abroad: how much banks lend and how much equity you need.
Buying a property in Germany with a Dutch or Austrian residence: euro income without a currency discount, equity up to 40 % plus purchase costs.
6 to 10 specialist banks. Loan-to-value 60–100 %. Minimum loan often €200,000.
Corporate employment preferred. Loan-to-value 60–100 %.
Stable corporate contracts work best. Loan-to-value 60–100 %.
A small but active circle of banks. Loan-to-value 60–100 %.
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.