Founder & Managing Director
Luca Miroballi
Built Moderna after a decade in real-estate advisory across Bavaria. Sits on every client's first call.
About Moderna
We sit on your side of the table.
An independent property advisory for high-income expats 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 one specific kind of buyer: the high-earning expat who's tired of leaking €40,000 a year to the Finanzamt.
We deliberately stay narrow. The strategy works because we know this client profile inside out: the visa categories, the bank quirks, the cultural traps. If you fit, we move fast. If you don't, we'll tell you who does.
Not sure? Send us a note and we'll respond within one business day.
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Living in Germany on a Blue Card, EU passport, or Permanent Residence Tax resident with a German employer or stable freelance income.
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Net household income above €4,500 / month The leverage strategy needs taxable income to deduct against. Below this, the math gets thin.
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Unlimited employment contract or 2+ years of self-employed accounts Banks need predictability. Probation contracts and brand-new founders are a harder route.
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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
Five people. The same five every time.
A deliberately small team. Every client deals with the founders on strategy, the Steuerberaterin on tax filings, and the operations lead on the day-to-day. No account-handoff chain, no junior associate writing your contracts.
Munich office, Monday to Friday, 09:00 to 18:00; Saturday, 10:00 to 14:00. Weekend WhatsApp line open for active clients.
DM
Co-Founder, Investment Strategy
Davide Marchetti
Underwrites every deal Moderna places. Will tell you to walk away from one that does not pencil.
AH
Lead Tax Advisor · Steuerberaterin
Dr. Annika Hoffmann
Twelve years at the Bavarian Finanzamt before joining the team. Files the AfA depreciation paperwork in her sleep.
MB
Head of Bank Financing
Maximilian Bauer
Runs the relationships behind our 150+ bank network. Knows which lender will fund a Blue Card holder this week.
SK
Client Operations Lead
Sophie Klein
Runs the 360° Sorglos-Paket: notary scheduling, tenant placement, handover, ongoing management. Your weekend WhatsApp line.
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."