About Moderna

We sit on your side of the table.

An independent property advisory for expats, individuals, and households in Germany. Not a bank. Not a developer. Not a sales floor.

The thesis

The real estate industry is built to sell you what's left over. We refused to play that game.

Most German property firms work for the developer or the bank. They get paid when you sign, regardless of whether the deal makes sense for you. So they sell the units that aren't moving, at prices that don't pencil, to people who can't read the contract.

Moderna exists because expats deserve the same insider treatment that locals get. We're paid only when we place you in a property that actually performs. Our relationships at 150+ banks and Bavaria's top developers exist to surface deals before they hit the public market, on terms tilted in your favor.

If a deal doesn't work, we say so. That's the whole product.

How we work

Eight weeks from first call to handed-over keys.

Four stages. Every one of them done in English, by people you'll speak to weekly.

01Week 1

Discovery and qualification

A 15-minute call to understand your income, residency status, savings, and goals. We tell you on the call whether a property strategy is realistic for you right now. No pitch. If the math doesn't work, we say so and you've lost 15 minutes.

FreeHonest mathNo paperwork yet
02Weeks 2 to 3

Financing pre-approval

We bring your profile to the 3 to 5 banks most likely to lend on your situation, including specialists who actually understand the Blue Card. You see real offers, not estimates. Pre-approval in hand before we look at a single property.

150+ bank networkBlue Card friendlyWritten offers
03Weeks 4 to 6

Off-market sourcing and analysis

We surface 3 to 5 units that fit your numbers. Every one has a written cash-flow model, a rental projection grounded in actual neighborhood comps, and a 30-year wealth projection. You pick. We coordinate the visit.

Munich · Nürnberg · AugsburgPre-public accessUnderwritten math
04Weeks 7 to 8

Notary, handover, and ongoing portfolio

Our team sits with you at the notary appointment, translates in real time, and coordinates handover. After signing, you move into our portfolio dashboard: every document, every tax filing, every rental statement in one place. We stay your point of contact for deals #2 and #3.

Live translationPortfolio dashboardDecade-long partnership
150+ Bank partners
50+ Expat clients placed
€5,821 Avg. annual tax refund
8 wks Median time to first deal
Who we work with

Built for people who want to buy carefully: individuals and households from €2,500 net income per month.

We stay focused on buyers whose numbers can actually work. The strategy depends on income, residency, SCHUFA, savings, bank appetite, and the property itself. If it fits, we move fast. If it does not, we say so.

Not sure? Send us a note and we'll respond within one business day.

  • Living in Germany on a Blue Card, EU passport, or Permanent Residence Tax resident with a German employer or stable freelance income.
  • Individual or household net income from €2,500 / month This is the usual starting point for a buying and financing check. The final answer depends on bank fit, savings, SCHUFA, and the specific unit.
  • Unlimited employment contract or 2+ years of self-employed accounts Banks need predictability. Probation contracts and brand-new founders are a harder route.
  • Clean SCHUFA and at least 12 months in Germany Just-arrived expats can still book a call. We'll often suggest waiting 6 to 12 months before pulling the trigger.
The team

People you actually speak to.

A deliberately small team. Every client works directly with the founders on strategy, the tax advisors on filings, and the operations lead for day-to-day execution.

Leadership

Luca Miroballi
Luca Miroballi Founder & Managing Director
Davide Marchetti Co-Founder, Investment Strategy

Finance

Dr. Annika Hoffmann Lead Tax Advisor · Steuerberaterin
Maximilian Bauer Head of Bank Financing

Management

Sophie Klein Client Operations Lead

The point is not a large team. The point is that the right people stay close enough to the file to make clear decisions fast.

Moderna Wohnbau Buyer-side advisory team

We're not in the property business. We're in the trust business. Property is what we happen to sell, after the trust is earned. Everything else, the off-market deals, the bank network, the eight-week timeline, comes from refusing to trade trust for short-term commission.

"Honesty pays the best interest."

The Moderna Wohnbau founding team