Mortgage in Germany: we find the right home loan for the property you've chosen
Already found your flat or house? We compare banks across the whole of Germany, select the 3 with the best terms for your case and handle the application with you, in English.
No cost to you · Banks across Germany · Support in English
Buying a house in Germany and need a mortgage?
Finding the property is only half the job. The other half is getting a home loan on good terms, and that is where most expats lose time and money: they go to a single bank, struggle to understand the offer in German, or get stuck on the paperwork.
Bramex is an independent mortgage broker in Germany. We are not tied to any regional bank: we search lenders across the country for the best terms for your property and your profile, and we stay with you until you sign, at no cost to you.
Who is this service for?
It's for you if…
- You have already found the flat or house you want to buy, or you are about to close your search.
- You have been in contact with the seller or the estate agent and can obtain the property documents.
- You want to compare several banks without having to approach them one by one.
Not yet the right moment if…
- You only want to know how much you could afford, without a specific property in mind.
- You are just starting to look and have not settled on an area or a budget.
In that case, read the section on requirements and equity to prepare your purchase, and come back once you have the property: that is when we assess your financing properly.
How we choose the 3 best banks for your mortgage in Germany
With your property documents and your profile, we approach lenders across Germany and filter them on four criteria. We then present the best three, explained in English and compared side by side.
Interest rate
The rate each bank quotes for your specific case. A few tenths of a percent make a difference of thousands of euros over the life of the loan.
Terms and flexibility
Fixed-rate period (Zinsbindung), repayment rate, the option of extra repayments (Sondertilgung) and flexibility if your situation changes.
Speed
How long each bank takes to process the application and issue a binding approval. When the seller is in a hurry, this decides the purchase.
Documents required
Every bank asks for a different set of documents. The fewer it needs, the simpler and faster everything is for you.
How the mortgage process works
A clear, guided process. We take care of the complicated part so that all you have to do is decide.
Fill in the form
Tell us who the property is for, your employment situation and the approximate price. That is enough for us to know where to start.
We contact you
A first call or video call to understand the property, your profile and the seller's timeline.
We gather the property documents
If needed, we ask the seller or the estate agent for the exposé, the land register extract (Grundbuch), floor plans and the other documents banks require.
We compare banks across Germany
We approach lenders nationwide, apply the four criteria and shortlist the 3 banks with the best terms for your case.
We go through the 3 offers with you
We explain in English what each condition means and help you choose the one that fits your situation best.
We process the application
We prepare and submit the complete file to the chosen bank and follow up until you have the binding approval (Finanzierungszusage).
You sign and receive the funds
You sign the loan agreement with the bank and, after the notary appointment, the financing is released so you can complete the purchase.
Marta and José bought their flat in Munich with our help
After months of searching they found the flat they wanted, but the seller had other interested buyers and they needed a fast mortgage approval. Their own bank was asking for weeks and a pile of documents they did not know how to put together.
They filled in the form, we had a video call, we requested the property documents from the estate agent and compared banks across Germany. We presented the three best offers, they chose one with a better rate than their own bank, we processed the application and within a few weeks they signed.
Today they live in their Munich flat with a mortgage they understand and can comfortably afford.
Mortgage in Germany for foreigners: the requirements
Foreigners can buy property in Germany without restrictions, and EU citizens can get a mortgage on the same terms as Germans. If you are from outside the EU it is also possible, but with fewer banks and more equity. In both cases the banks look at the same things: stable income, savings, credit history and the property itself. This is what you should have in place:
Stable income and employment contract
Ideally a permanent contract (unbefristet) with a German employer and the probation period (Probezeit) completed. During probation most banks will not lend or will attach conditions; with a fixed-term contract it depends on the bank and on the time remaining.
Equity (Eigenkapital)
Banks usually finance up to 80 % of the purchase price, somewhat more for very strong profiles. The purchase costs (10 % to 15 % of the price) are almost never financed and must come from your savings. The more equity you bring, the better the rate.
Residence permit
EU citizens: no additional requirements. Non-EU citizens: with a permanent residence permit (Niederlassungserlaubnis) the choice of banks is wide; with a temporary permit or an EU Blue Card, fewer banks lend and they ask for more equity, typically 20 % to 40 %.
Clean Schufa record
Schufa is Germany's credit bureau. A recorded missed payment or an outstanding debt can block the mortgage. Request your free report (Datenkopie) before applying and have any errors corrected.
Self-employed and freelancers
Possible, but banks usually ask for the last two or three tax assessments (Steuerbescheide) showing stable income, plus a current profit and loss statement (BWA). This is the case where comparing banks makes the biggest difference.
Age and loan term
Most banks want the loan repaid by around age 75. That is no obstacle at 40 or 50, but it affects the monthly payment and the term.
How much equity do I need to buy a house in Germany?
An indicative example for a flat costing €400,000 in Baden-Württemberg, bought through an estate agent:
- Property transfer tax (Grunderwerbsteuer), 5 % in Baden-Württemberg: €20,000. It ranges from 3.5 % to 6.5 % depending on the federal state.
- Notary and land register fees (Grundbuch), approx. 2 %: €8,000.
- Estate agent's commission, usually 3.57 % for the buyer: €14,280.
- 20 % down payment that the bank does not finance: €80,000.
In total, around €122,000 of equity for a mortgage of €320,000. Without an estate agent, or with a bank that finances more than 80 %, the figure drops; with a higher transfer tax (Berlin, NRW or Schleswig-Holstein at 6–6.5 %), it rises.
Documents you need for a mortgage in Germany
Every bank has its own list, and that is exactly why we take it into account when shortlisting the three best. This is the core that almost all of them require:
About you
- Passport or ID card and, if you are not an EU citizen, your residence permit (Aufenthaltstitel)
- Registration certificate (Meldebescheinigung)
- Last 3 payslips and the annual tax certificate (Lohnsteuerbescheinigung)
- Employment contract
- Recent bank statements and proof of equity
- Self-employed: last 2–3 tax assessments (Steuerbescheide) and current BWA
- Details of any other loans or debts
About the property
- Exposé or listing with price, floor area and year of construction
- Current land register extract (Grundbuchauszug)
- Floor plans and living-area calculation (Wohnflächenberechnung)
- Energy performance certificate (Energieausweis)
- For flats: declaration of division (Teilungserklärung) and owners' association minutes
- Photos of the property and, if available, the draft purchase contract
If you do not have the property documents yet, we request them from the seller or the estate agent.
Frequently asked questions about getting a mortgage in Germany
Do I need to have chosen a property before you assess my financing?
Yes. Banks only issue a binding approval for a specific property, with its price, its documents and your profile. That is why we assess your financing once you have found the flat or house and have been in contact with the seller or the estate agent. If you are still searching, use the requirements section to prepare your equity and your documents, and get in touch as soon as you have the property.
How much does Bramex's service cost?
Nothing. Our service costs you nothing: the bank that grants the mortgage pays us, as it does any mortgage broker. The rate each bank offers you is the same as if you went directly, and you get to compare it with two others.
Which banks do you work with?
With many banks across the whole of Germany. We are not tied to regional lenders: for each case we search nationwide and shortlist the three banks with the best terms based on interest rate, loan terms, speed of approval and the documents they require.
What percentage of the purchase price will a German bank finance?
Usually up to 80 % of the purchase price; for very strong profiles some banks go to 90 % or 100 %. The purchase costs (transfer tax, notary, land register and estate agent, 10 % to 15 % of the price) have to be covered from your own equity in almost all cases.
Can I get a mortgage in Germany as a foreigner?
Yes. If you are an EU citizen, on the same terms as a German: what matters is that you live and work in Germany with stable income. If you are from outside the EU it is also possible: with a permanent residence permit the choice of banks is wide; with a temporary permit or a Blue Card fewer banks are willing and they ask for more equity.
Can I get a mortgage during my probation period?
In practice, almost never. Most banks require the Probezeit to be completed, because until then the contract can be terminated at short notice. If the seller can wait, the simplest route is to apply once probation ends. If not, tell us your case: for some profiles, with high equity or a second borrower, there are banks that will consider it.
What if I am self-employed or a freelancer?
You can get a mortgage, but not from every bank and with more paperwork: usually the last two or three tax assessments showing stable or growing income and a current profit and loss statement. It is the case where banks differ most, so comparing is essential.
How long does mortgage approval take in Germany?
It depends on the bank and on whether your file is complete. With everything ready, a binding approval usually takes between a few days and two to three weeks. Speed is one of our four criteria when shortlisting banks, precisely because many purchases go to whoever secures financing first.
What are the additional costs of buying a house in Germany?
Between 10 % and 15 % of the price: property transfer tax (Grunderwerbsteuer, 3.5 % to 6.5 % depending on the federal state), notary and land register fees (approx. 2 %) and, if there is an estate agent, their commission (usually 3.57 % for the buyer). The bank does not finance these costs.
Request your financing assessment
If you have already found the property, fill in the form. We will contact you, gather the documents and present the 3 banks with the best terms for your case. No cost, and in English.