We help high-earning expats underwrite, finance, and manage German investment property in English. If the numbers do not work, we tell you before you spend a euro.
Names abbreviated. Figures verified against signed bank and notary documents.
Logic-based advice. Not a sales pitch.
After years of aggressive hard-selling elsewhere, Moderna was different. As an engineer I fact-checked every number — 100% accurate. They cut my inefficient contracts and saved me tax without ever pressuring me to sign. WhatsApp line answered on weekends.
They educated me until I was 100% confident.
The German financial system felt like a black box. Moderna's patience changed that — ten to twelve sessions until every clause was clear. I see constant growth in my dashboard now. Their 360° Sorglos-Paket means I do nothing after signing.
Best allocation in my entire portfolio.
I have a finance background and German bureaucracy still held me back. Moderna handled everything end-to-end: off-market sourcing, 110% bank financing, notary translation in real time. Result: a €375,000 property with €0 down and nearly €9,000 in annual tax refunds.
Not a sales pitch. A neutral description of the system you're inside.
From roughly €68,000 of taxable income upward, your marginal rate is 42%. Add Soli and church tax and the effective slice often crosses 45%. You work for the Finanzamt until May.
The best units in Bavaria never reach ImmoScout. They move through relationships between developers, brokers, and a handful of advisors. As a newcomer, you're bidding on what's left after the network has picked.
One property transaction in Germany involves a notary, a tax advisor, a bank, a building manager, and three local authorities. Reading those documents in your second language is a part-time job for two months.
The path isn't earning more or saving harder. It's redirecting the tax you already pay into a property that pays itself back. Bank-verified, fully managed, 100% in English.
Three mechanisms that do the heavy lifting. All in English, all on your schedule.
German law lets you deduct mortgage interest and building depreciation (AfA) against your taxable income. The Finanzamt effectively co-funds your investment, while tenant rent covers most of the mortgage. With strong expat creditworthiness, we secure 100% bank financing.
Notary coordination, bank negotiations, property management setup, and tenant onboarding all run through our team. You sign at the notary appointment, with our staff translating in real time. The 360° Sorglos-Paket handles the rest.
We're independent advisors with direct relationships at Bavaria's top developers. Roughly 70% of high-quality units sell before reaching ImmoScout. Every deal we surface passes a strict math-based underwriting; if the numbers don't work, we say walk away.
The Moderna underwriting model in a single page. Save it, screenshot it, send it to your Steuerberater.
100% bank financing on a strong expat income profile.
Closing costs (~5.5 to 7%) covered from cash if you have it, financed if you don't.
AfA plus interest deductions, applied against your 42% bracket.
The Finanzamt becomes a silent co-investor. Refund money goes directly into accelerating repayment.
Rental income covers most of the mortgage. You sleep through it.
In high-demand A-locations (Munich Speckgürtel, central Nürnberg), vacancy approaches zero.
Based on real German tax law and current financing conditions. All figures are indicative — your Steuerberaterin confirms the final numbers.
Steuerersparnis = (Schuldzinsen + AfA 3% + Verwaltung) × Grenzsteuersatz. AfA berechnet auf 70% des Kaufpreises für Gebäudeanteil.
Netto-Monatslast
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Numbers shown in full, including monthly cost and 27-year projection. New deals added each month.
86150 Augsburg, Bayern
Expenses / mo.
Income / mo.
Tax-Free Profit at 2% annual growth
81243 München, Bayern
Expenses / mo.
Income / mo.
Tax-Free Profit at 2% annual growth
90461 Nürnberg, Bayern
Expenses / mo.
Income / mo.
Tax-Free Profit at 2% annual growth
One short email each month with the 3 to 5 off-market units we underwrote that month. Full numbers. No filler.
We're not owned by a bank, developer, or fund. If a deal isn't right for you, we'll be the first to tell you to walk away.
Direct relationships with 150+ banks and Bavaria's top developers — preferential financing and first dibs on off-market units.
No hidden commissions. No fine print. Every Euro is explained — live on the call, then again in writing.
We watched commission-driven agencies push overpriced inventory onto expats to hit monthly quotas — and we refused to play that game. Moderna exists to flip the model: we sit beside our clients, not across from them, for the entire decade it takes to build a portfolio that compounds.
"Honesty pays the best interest."
In 15 minutes, we'll review your situation honestly and tell you whether real estate makes sense for you right now. No pitch. No pressure.
Net household income ≥ €2,500–€3,000/month, a valid residency permit (Blue Card or Permanent Residence) with an unlimited employment contract, and a clean SCHUFA record.
110% financing (bank covers purchase price + closing costs) is possible with strong credit. The more common route is 100% financing — bank covers the purchase price, you cover closing costs (~5.5–7%). We recommend this as the safest path.
Yes. Most local banks decline temporary visas, but we partner with specialized lenders who understand the expat situation. Stable income + a valid permit is usually sufficient.
Our 360° Sorglos-Paket handles everything — tenant sourcing, rent collection, maintenance. You own the asset, we handle the rest. Zero landlord headaches.
We only acquire in high-demand A-locations (Munich metro / Speckgürtel) where vacancies are near zero. We also offer Mietausfallversicherung — rental insurance that guarantees your income even during vacancies.
Yes. Consultation and property sourcing are 100% free for the buyer. In Germany, the seller (developer or owner) pays the agent's commission. Standard practice — no hidden fees.
You deduct mortgage interest, management fees, and building depreciation (AfA) from your taxable income. This creates a paper loss that reduces your income tax — and the Finanzamt refunds you money at year-end, which you use to repay the loan.
50+ high-income expats who chose to keep their money working in Germany.
Engineers, product managers, asset managers, directors. People who fact-check spreadsheets before they sign anything. Most of them came back for property number two.