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Mortgages in Germany

Updated February 2021

5 year fixed rate lowest rates 0.4%* (February 2021)

10 year fixed lowest rates 0.5%* (February 2021)

No matter where in the world you might consider buying property, taking on a mortgage represents one of life's great opportunities to benefit from owning your own home or investment property but it also represents for most people the largest and longest term debt they will take on.

So getting the right structure is highly advisable at outset.

Sounds straight forward doesn’t it? But you have to remember that a mortgage is also a legal agreement (a loan). A failure repay of the loan can have consequences such as repossession of the property. This can also affect your ability to borrow money in the future.

We have seen many cases around the world in recent years of properties being repossessed due to in large part ill advised mortgage and repayment structures. In Germany however we have not seen this type of problem, mainly because of the conservative nature of German lenders.

For many expatriates who think about taking a German mortgage this mindset can be a little irritating. Coming from the UK or the US we are not used to what may seem as almost inquisitorial questions on our personal/financial situation.

Why is it this way? Well, German lenders will not only asses the value of the property that is going to be mortgaged but also - and this is just as important - the "value" of the mortgage-taker.

So let us be more specific on what factors have an influence on the evaluation of a mortgage-taker:

There is of course your income situation. Do you have a regular stable income and is this income enough to cover all your outgoing costs including future mortgage rates?

Are you in employment or self-employed? If you are in employment are you still within you probation period or do you maybe have a limited work contract? Both factors can be an obstacle when it comes to lending.

Should you be self-employed most lenders would want to see your German records (e.g. tax-statement, book-balancing...) over the past three years. No less!

Age is an important factor as the closer you are to retirement the greater the risk assessment from the lenders point of view. Also new EU regulations require lenders to ascertain your possible pension income should the mortgage extend beyond retirement age.

Another major point is other debts that may be running. This could be another mortgage as well as the lease on a car or the installments for a new TV. The more debts - even small ones - you have running then the lower your mortgage rating will be due to an assumed lack of financial discipline. This is the way Germans look at everybody including themselves.

Last but not least, of course, all of your positive financial assets will be taken into account and add to a more positive assessment:

It is quite normal for German lenders to expect you to pay around 20% of the purchase out of your own pocket. This of course does not include closing costs. However, 100% plus (max. 119%) loan to value mortgages are obtainable with the right circumstances.

Understanding the main types of mortgages that are offered in Germany can be a good place to start.

Fixed Interest Loans - Capital & Interest Repayment:

This is perhaps one of the most common types of property loan in Germany. With this type of loan the installments are the same amount throughout the repayment period. To begin with the interest portion of the installment is high and the repayment portion of the installment is low. As the loan is repaid the interest portion decreases and the loan repayment portion increases. The client can decide on the percentage for the annuity (in general no less than 2 to 3% - normally referred to as "Tilgung") as well as the runtime of the loan. Clients can also decide whether they wish to make additional down payments of the loan (no more than 10% p.a. - normally referred to as "Sondertilgung"). Should the loan not be repaid by the end of the fixed runtime there will be the need for re-financing. Re-financing and securing interest rates at a current level ("Forward Darlehen") can be arranged maximum 5 years prior to the end of an existing mortgage.

  • 5 year fixed rates 0.55%* (May 2019)
  • 10 year fixed rates 0.85%* (May 2019)

Interest Only Loans (Zinszahlungsdarlehen):

With this type of loan only the interest portion of the loan is repaid over a fixed term. This can make the repayments seem quite low. But of course the full amount of the outstanding capital of the loan is still due for repayment at the end of the term. Still this type of loan can be very interesting for investment buyers should they be German tax payers as the interest payments can be tax deductible. Should this type of loan be taken for long term mortgage funding then it is highly recommendable to make sure that other savings or assets can cover the outstanding loan at the end of the term.

Building Society Loan (Bausparvertrag):

Often you will find that an annuity loan is linked to a building society savings programme (Bausparvertrag). The instalments to be made are in part (or in total) paid into the savings programme which will be used at a later stage to pay off the mortgage. This type of loan is still popular in Germany and is promoted strongly by banks and building societies. We would however sound a note of caution with this type of loan as they tend to have quite a number of fees connected. It is highly advisable to understand the small print. This type of loan is more attractive when interest rates are higher.

Variable Rate Loans (Flexibles Darlehen):

In this case the interest rate tracks the appropriate base rate, in Germany the Euribor (Euro Interbank Offered Rate), and is adjusted accordingly every three months. Once the Euribor-rate increases, the interest which has to be paid increases as well as vice versa. When someone decides to opt in for a mortgage based upon an adjustable interest rate (also known as a floating rate or variable rate mortgage), they are informed beforehand that they will pay the Euribor-rate plus an adjustment, for example Euribor +1%.

This type of loan in Germany has a number of options. A partial or full repayment of the loan can be made in general every three months. Also in many cases the loan can be turned into a fixed interest and repayment loan if necessary.

A variable rate loan can be a useful option for mortgage provisioning providing of course that Euribor is at a low rate. A close eye has to be kept on the development of the Euribor-rate at all times.

Last but not least - if you live in Germany and are a German tax payer - there are several state supported programmes that can come in useful should you wish to buy a property or build your own. Below you find two of the most important examples of such programmes.


A "Wohn-Riester", which is part of the German Riester Pension Programme (Riester-Rente) is a contract of loan to buy or build privately used real estate and cooperative shares.

The "Riester-Programme" is a state-run aid for private and company pension schemes. The German "Altersvermögensgesetz" (Retirement Savings Act) defines all the details and conditions. With this state supported programme the individual shall be motivated to care about his/her pension actively. The state shows support by paying certain amounts and/or guaranteeing tax incentives.

In General everyone who is compulsory covered by the German statutory pension insurance can claim for such a programme. Also each marriage partner who does not have the right to receive aid his- or herself but whose marriage partner complies with the requirements. Additionally, the partners have to be fiscally connected.

KfW (Kreditanstalt für Wiederaufbau)

KfW bank offers different loan concessions for those who want to buy or build a home for themselves to live in (KfW Home Ownership Programme) as well as for everyone who is investing to make an older residential building more energy-efficient. Other loan packages can be arranged to purchase a newly refurbished home or for building/purchasing an energy-efficient home (KfW Energy-efficient Construction & Refurbishment).

What promotional funds are available?
Depending on the programme between EUR 50,000 to EUR 100,000 can be financed with the individual KfW programmes. Funds from different programmes may also be combined.

Why have a KfW loan?
In many instances KfW bank can provide a lower rate of interest and can have the overall benefit of lowering your mortgage costs.

We would like to point out one last detail. Often we are contacted by clients who were attracted by lending institutes with teaser rates but find that these rates have nothing to do with the final offer they are given. In this case - as in so many others - it is most important to read the small print first.

Owing property or land can for many people be one of life’s best investment choices.

FIRST Financial Direct Group are here to help make that choice as beneficial as possible and we will be with you every step of the way. This we can do by having access to some of the best mortgage rates & conditions offered by over 200 German and international lenders.

So weather it is your dream home or an investment property you are looking for: don’t hesitate to contact us. Let us help you make it happen!

* Please be advised that rates can change on a daily basis and can and do vary according to your personal circumstances. Rates indicative as of February 2021.

© FIRST Financial Direct Group OHG, 2019