What documents do you need for a mortgage in Germany as an expat?

Applying for a mortgage in Germany is a document-heavy process and for expats, it can feel especially daunting. Unlike in some other countries, German banks make their lending decisions almost entirely on the basis of written proof. Knowing what to prepare before you approach a lender can make the difference between a smooth approval and weeks of back-and-forth.

Here is a clear overview of what you need, and what to watch out for as an expat.

Why German banks are so document-focused

German lenders are thorough by nature. Before approving a mortgage, they want to verify your identity, your right to reside in Germany, your income stability, and your financial behaviour. The more clearly your documents tell that story, the faster and more confidently a bank can say yes.

For expats, this matters even more. If your income comes from abroad, your employment contract is in another language, or you have only recently moved to Germany, banks may have additional questions. Being well-prepared from the start signals reliability and saves you a lot of time.

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The core documents you will need

While requirements vary slightly between lenders, the following are expected in almost every mortgage application in Germany:

Proof of identity 

A valid passport or national ID card.

Residence permit (Aufenthaltstitel) 

Banks need to confirm your legal right to live and work in Germany. A permanent settlement permit (Niederlassungserlaubnis) is the strongest position to be in, but many banks also work with temporary permits, depending on the remaining validity and your overall profile.

Employment contract (Arbeitsvertrag) 

This shows your position, salary, start date, and whether your contract is permanent or temporary. Banks generally prefer permanent contracts without an active probation period (Probezeit).

Recent payslips (Gehaltsabrechnungen) 

Typically, for the last three months. These confirm your actual net income and are used to calculate how much you can afford to repay each month. Also, the payslip for December of the previous year may also be required.

Schufa credit report (Schufa-Auskunft) 

The Schufa is Germany's main credit reference agency, and almost every lender will check your score. If you have lived in Germany for a few years and use a German bank account, you likely already have a Schufa record. If you are relatively new to Germany and have little Schufa history, this is worth discussing with a mortgage adviser in advance. When applying for a mortgage, the Schufa credit report will be obtained by the bank.

Proof of equity (Eigenkapital) 

German banks typically expect you to contribute at least 20 to 30% of the total purchase cost from your own funds. This covers the purchase price plus buying costs such as notary fees, property transfer tax (Grunderwerbsteuer), and estate agent fees, which together can add up to 10 to 15% on top of the purchase price. You will need to show recent account statements or other documentation confirming these funds are available.

Tax assessment (Einkommensteuerbescheid) 

Particularly relevant if you are self-employed, have additional income sources, or have been in Germany for less than a year.

Property documents 

If you have already found a property, the bank will also want details about the home itself: a property description, floor plan, energy certificate (Energieausweis), and ideally a draft purchase agreement.

Expat-specific situations to be aware of

As an international in Germany, you’ll want to keep the following situations in mind when applying for a mortgage:

• Income in a foreign currency: Some banks accept income earned abroad or paid in a non-euro currency, but they may apply a discount when calculating your borrowing capacity to account for exchange rate risk.
• Non-German employment contracts: If your contract is not in German or English, some lenders may request a certified translation or a clear summary.
• Temporary residence permits: Not automatically a dealbreaker, but the bank will look closely at the remaining validity of your permit and your overall stability profile.
• Self-employed expats: Expect to provide two to three years of tax returns and business accounts. The assessment of self-employed income is more complex and varies significantly between lenders.
• Limited Schufa history: If you are new to Germany, you may have little or no Schufa record. This is not necessarily negative, but some banks are more flexible than others in this situation.

Getting your documents in order

The practical advice here is simple: start early. Gather your documents before you approach any lender, and make sure bank statements and payslips are up to date. If any documents are in a language other than German or English, find out in advance whether a translation will be needed.

Because requirements differ between banks, it also pays to know which lender suits your specific situation. Some are more experienced with expat profiles than others.