German Mortgage Guide for Foreign Buyers
Understand mortgage eligibility, required documents, and the application process based on your residency status. You'll also need a German bank account before mortgage disbursement — see the bank account guide.
Eligibility by Residency Status
Max LTV
Up to 100% (typically 80–90%)
Down payment
10–20%
Bank access
All German banks
Full Schufa scoring applies. Most favourable rates and LTV ratios. Buyers with low Schufa scores still face restrictions.
Required documents
- Personalausweis or passport
- Schufa Bonitätsauskunft
- Last 3 months' payslips
- Last 2 years' tax assessments
- 3 months' bank statements
- Employment contract
Max LTV
70–80%
Down payment
20–30%
Bank access
Most major banks
Must have German Anmeldung (registered residence) and stable German employment. Foreign income accepted with additional documentation.
Required documents
- EU/EEA passport
- Anmeldebestätigung (residence registration)
- Last 3 months' payslips
- Employment contract (permanent preferred)
- Schufa or equivalent credit report
- 3 months' bank statements
Max LTV
60–70%
Down payment
30–40%
Bank access
Specialist lenders
Niederlassungserlaubnis (permanent residence) or at least 2 years on a stable Aufenthaltstitel required. Some banks exclude certain nationalities. Longer processing times typical.
Required documents
- Passport
- Valid Aufenthaltstitel (5+ years preferred, or Niederlassungserlaubnis)
- Anmeldebestätigung
- Last 3 months' payslips
- Employment contract (min. 2 years remaining)
- Schufa or credit report
- 3 months' bank statements
- Last 2 years' tax assessments
Max LTV
50–60%
Down payment
40–50%
Bank access
Very few specialist banks
Very limited options. Berlin Hyp, DZ Bank, and some Volksbank branches work with non-residents. A German tax ID (Steueridentifikationsnummer) is required. Expect higher interest rates and more stringent income documentation.
Required documents
- Passport
- German tax ID (Steueridentifikationsnummer)
- Last 3 years' tax returns (home country)
- Proof of foreign income (payslips or business accounts)
- 3 months' bank statements
- Independent property valuation report (Gutachten)
- Proof of existing assets / equity
Typical Mortgage Process
Pre-qualification
1–2 weeks
Gather documents, obtain Schufa report, and get an initial mortgage pre-qualification from a broker or bank. This gives you a realistic budget before you start searching.
Formal application
4–8 weeks
Submit full documentation to the lender. Bank orders a property valuation (Beleihungswertermittlung). Binding mortgage offer (Darlehensangebot) issued after approval.
Notarisation & drawdown
2–4 weeks
Purchase contract signed at a notary (Notar). Mortgage drawdown triggered on the Fälligkeitsdatum — typically 2–6 weeks after notarisation. Land register (Grundbuch) update follows.
Affordability Calculator
Enter your financials to estimate how much you can borrow in Germany. Results update in real time.
Conservative midpoint values — actual bank offers may vary. See the eligibility guide above for full LTV ranges.
Must cover the down payment plus ~11% closing costs
Calculate your affordability
Enter your income and savings to get a personalised estimate of the maximum property price and monthly payment.
Get a binding pre-approval
Hypofriend specialises in German mortgages for international buyers and provides binding pre-approvals online.
Visit HypofriendStill unsure? Run a rent vs. buy comparison
Compare the true long-term cost of buying versus renting — accounting for equity, closing costs, and what your down payment could earn if invested instead.