German mortgage rates for foreign buyers
Two numbers decide what you can buy in Germany. The interest rate, which is public and moves weekly, and the share of the price a bank will actually lend you, which depends on your tax residency and which almost nobody publishes. Both are below.
Rates by fixed period
| Fixed period | Best rate | 70% LTV | 80% LTV | Over 90% LTV |
|---|---|---|---|---|
| 5 years | 3.72% | n/a | n/a | n/a |
| 10 years | 3.63% | 3.83% | 3.9% | 4.19% |
| 15 years | 3.88% | 4.04% | 4.15% | 4.4% |
| 20 years | 4.09% | 4.15% | 4.3% | 4.53% |
| 30 years | 4.3% | n/a | n/a | n/a |
As of 20 August 2026. Best rate from Dr. Klein Zinskommentar (best available rate, top-tier profiles); LTV bands from Interhyp Zins-Charts (average by loan-to-value band, week of 03.-09.08.2026). These are market references, not offers. Your rate depends on the lender, the property and your profile.
What you can actually borrow: residency, not nationality
Rate comparison sites segment by loan-to-value. None of them segment by residency, which is the constraint most foreign buyers hit first. Your passport is irrelevant to a German lender. Where you pay tax is not.
| Your status | Maximum loan-to-value | What it means |
|---|---|---|
| German tax resident, including EU Blue Card holders | 80 to 90% | Employment and tax residency in Germany put you in the standard pricing bands above. Strong profiles occasionally reach higher. |
| Non-resident buyer | 50 to 60% | Banks price the risk of income and enforcement outside Germany. The lower cap is the larger effect on your budget; the rate premium on top is secondary and varies by lender. |
On a €400,000 apartment, that gap is the whole decision. A German tax resident at 80% needs €80,000 toward the price. A non-resident at 55% needs €180,000. Both then pay purchase costs of 8 to 12% on top, from equity, because German banks do not finance them.
The practical consequence is that an EU Blue Card, or any route to German tax residency, is worth more to a buyer than a slightly better headline rate.
Where rates are heading
Rates eased from January into February 2026, then rose roughly 0.3 to 0.5 percentage points from late February. For the second half of 2026 the Dr. Klein panel expects the ten-year rate to sit between 3.3% and 3.9%, with an upward bias.
Source: Dr. Klein Zinskommentar, 20.08.2026.
Work out your own numbers
Rates only mean something against a specific purchase. Our mortgage calculator gives you the monthly payment, the split between interest and repayment, and the balance left when the fix ends. The affordability calculator works the other way round and applies the residency-based loan-to-value caps above. German-language versions live under /reports/rechner/.
Frequently asked questions
What are current mortgage rates in Germany?
As of 20 August 2026, ten-year fixed rates run from about 3.63% for the strongest profiles to roughly 4.19% at loan-to-values above 90%. Shorter and longer fixed periods sit either side of that. Rates move weekly, so treat any published figure as a reference point rather than an offer.
What mortgage rate can I get in Germany as a foreigner?
Your nationality does not set the rate. Your tax residency does. A German tax resident, including an EU Blue Card holder, borrows in the standard bands at 80 to 90% loan-to-value. A non-resident is typically capped at 50 to 60% and pays a premium on top, which varies by lender.
How much deposit do I need to buy in Germany as a non-resident?
With a cap of 50 to 60% loan-to-value, expect to fund 40 to 50% of the price yourself, plus the full purchase costs of 8 to 12%. German banks never finance purchase costs, so those always come out of equity on top of the deposit.
Does a bigger deposit get me a better rate in Germany?
Yes, and the steps are visible. Lenders price in loan-to-value bands with breaks around 90%, 80% and 70%. Crossing one of those thresholds often moves the rate more than shopping between lenders does.
Can I get out of a German fixed-rate mortgage early?
Under § 489 BGB you can terminate any mortgage ten years after full disbursement with six months' notice, with no early repayment penalty, whatever the contract says. Before that point, breaking a fix usually triggers a Vorfälligkeitsentschädigung.
Where do these rates come from?
Dr. Klein Zinskommentar and Interhyp Zins-Charts, as of 20 August 2026. We republish them with the source named rather than quoting a rate of our own, and we refresh this page every second week.