Acquire, hold, refinance — with the right capital.
Whether a single income property or a growing portfolio: as an investor you need capital that grows with you — at acquisition, in the holding phase and at refinancing. I structure your finance bank-independently and extract terms a single bank rarely offers. Under §34c GewO. Commercial property finance in Germany runs on different criteria than residential lending — cash flow first.
In short
How is acquisition and portfolio finance assessed?
By the sustainably achievable rental yield and the property value — not the purchase price alone. Banks and financiers use their own valuation approaches, often below the purchase price; which house values realistically decides how much financing you get for the same property.
Investment property loan: can I release capital from an existing holding?
Yes — as a loan against a land charge on a paid-off or largely repaid property, which is loan brokerage under §34c GewO. The released capital serves as equity for the next acquisition. An equity-like release via subordinated components is something different in regulatory terms and runs via licensed partners.
Who arranges this?
Perini Finance & Property — licensed under §34c GewO for commercial property loans, 650+ banks & capital providers, we know the houses whose lending rules cover single income properties, bundled portfolios and refinancing from the holding — for investors including non-residents.
How much will a bank lend to buy a standing investment property?
Around 64,2 percent of value on average. That is where the BF quarterly barometer put loan-to-value for standing assets in the second quarter of 2026, across all use types. The second question matters just as much: does the property service its own debt?
Banks answer it with the debt service coverage ratio, net rental income after operating costs divided by interest and amortisation. Below one, the surplus does not cover the debt service on paper. A buffer above that is market practice rather than a rule, and each lender applies its own assumptions for costs, vacancy and valuation.
A largely unencumbered portfolio is the strongest lever: refinancing it releases liquidity for the next purchase without selling anything. That release is a loan against a land charge, brokered under section 34c GewO. Financing several properties as one package rather than individually often improves terms and simplifies administration.
Where equity-like capital is needed instead of a loan, that is a different regulatory route and runs through licensed partners.
Three situations, three answers
Buying single properties
Income property, apartment building or commercial unit: I arrange the acquisition finance to match the rental yield, location and your overall situation.
Portfolio & growth
Financing several properties bundled rather than each separately — this often improves terms and simplifies administration.
Capital from the holding
Upgrading or refinancing a paid-off property releases liquidity for the next acquisition — as a loan against the holding.
The holding as a lever — cleanly thought through
A sound, ideally debt-free holding is your strongest asset. Via a refinancing, capital can be released from it for the next step without selling. The clean separation of terms is important:
What matters in the valuation
For portfolio and acquisition finance, what counts above all is the sustainably achievable rental yield and the property value — not the purchase price alone. Banks and financiers calculate with their own valuation approaches, which are often below the purchase price. I know which houses value realistically and where you get more financing for the same property.
Frequently asked questions
Do you also finance mixed-use properties?
Can I finance several properties together?
I’m a non-resident or live abroad — is that possible?
What does the advice cost?
Let’s talk about your portfolio
Message me on WhatsApp or book a 30-minute call. The first check of your plan is free.