Investment property without equity
Yes, it works: with financing of up to 110 % you buy a rented property without equity. We guide you from property selection through financing to letting, with a rent guarantee and no effort for property and rental management.
What you get
- No equity required
- Financing of up to 110 %
- Security through a rent guarantee
- No effort for property and rental management
Investment property without equity: is it possible?
Yes, it is. With financing of 100 to 110 % of the purchase price you can buy a rented property without equity, provided income, creditworthiness and the property fit. At Westmont Immo financing covers up to 110 % and therefore also the incidental purchase costs.
- 100 % financing: the bank pays the purchase price. With 110 %, the incidental costs are added.
- What matters: stable income, a good credit score and a monthly payment you can carry long term.
- Without equity the monthly payment is higher. A worked example shows the numbers.
- Interest is deductible when you let the property, plus depreciation (AfA).
- At Westmont: 920 banks, offers in 24 hrs, rent guarantee, no broker fees.
By Westmont Group Immo · Expert: Daniel Badour, CEO · Last updated: October 16, 2026 · Reading time approx. 9 min
What does "without equity" mean when buying property?
Without equity means the bank finances the full purchase price (100 %) and, with 110 % financing, the incidental purchase costs as well. You do not have to save anything up, but you carry a larger loan and a higher monthly payment.
| Model | The bank finances | Equity required |
|---|---|---|
| Classic | approx. 80 % of the purchase price | approx. 20 % plus incidental costs |
| 100 % financing | 100 % of the purchase price | Incidental purchase costs |
| 110 % financing | Purchase price plus incidental costs (up to 110 %) | €0 |
Which incidental purchase costs apply?
Depending on the federal state and commission, incidental purchase costs are roughly 5 to 12 % of the purchase price. The biggest items are real estate transfer tax, notary and land registry fees, and a possible broker commission.
| Item | Guide value | Note |
|---|---|---|
| Real estate transfer tax | 3.5 to 6.5 % | Varies by federal state |
| Notary and land registry | approx. 1.5 to 2 % | Certification and registration |
| Broker commission | often up to approx. 3.6 % | Varies by region. With Westmont there are no broker fees. |
You can find all items with worked examples in our guide Incidental purchase costs when buying a home (German).
What does a property without equity cost per month?
With a purchase price of €250,000 and 110 % financing, the loan is €275,000. At 3.5 % interest and 2 % repayment, the initial payment is about €1,260 per month.
| Item | Example |
|---|---|
| Purchase price | €250,000 |
| Loan at 110 % | €275,000 |
| Interest / repayment | 3.5 % / 2.0 % per year |
| Monthly payment | approx. €1,260 |
| Base rent (assumption) | €1,000 per month |
| Difference before tax | approx. €260 per month |
| Gross rental yield | 4.8 % (€12,000 annual rent ÷ €250,000) |
| Remaining debt after 10 years | approx. €210,000 |
What happens if interest rates rise? If the rate rises to 5.5 % at refinancing, the payment at 2 % repayment on the remaining debt is about €1,315 per month. Always plan a buffer.
The figures are freely chosen to show the calculation. They are not an offer. Interest and depreciation (AfA) can reduce your tax burden. You can calculate your own values with the property financing calculator (German).
What do you need for financing without equity?
Banks mainly check your income, your credit score and whether the monthly payment is sustainable long term. The more stable your income, the better your chances of 100 % or 110 % financing.
What the bank checks
- Stable, verifiable income
- Secure employment or several years of self-employment
- Clean credit record (Schufa)
- Affordable payment (rule of thumb: often no more than about 35 % of net income)
- Purchase price matches the market value of the property
Documents you need
- Payslips and employment contract
- Self-employed: tax assessments and business analysis (BWA)
- Self-disclosure and credit report
- Property documents and rental agreement
- Overview of assets and ongoing liabilities
How investing without equity works with Westmont Immo
Westmont Immo guides you from property selection through financing to letting. Even without starting capital you can invest in a rented property. Financing can cover up to 110 % of the purchase price, including incidental costs. Which terms are possible depends on creditworthiness and property – we clarify this together in the consultation.
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Financing
Up to 110 % of the purchase price, without your own starting capital.
Letting
Rent guarantee for steady monthly income.
Management
We take care of property and rental management for you.
Who is this for? Choose your situation
With a stable income, we check which financing of up to 110 % is possible for you.
As a self-employed person, too, we check your financing – we discuss the details in the consultation.
As an investor, you get properties suggested by location, condition and energy efficiency class.
Book a consultation→
Find the right investment property
The model is aimed at employees, self-employed people and investors who want to build wealth over the long term. We analyse your situation and suggest properties that fit – by location, condition and energy efficiency class.
- Comprehensive documentation for a secure purchase
- Live online viewings
- Personal on-site viewings
Financing without equity in 24 hours
We submit your loan application to 920 banks and present you with the best loan offers within 24 hours. We also check possible KfW subsidies for your property.
- No equity required
- Up to 110 % financing
- KfW subsidies of up to €70,000 per unit
- No broker fees
Rent guarantee and property management
Tenants are selected professionally, including a credit check. We take care of property and rental management for you. With the rent guarantee you receive steady monthly rental income, even when tenants change or rent is missed.
Rent default risk covered
The rent default risk is covered in full.
Steady income
Steady monthly rental income is guaranteed.
Which tax benefits and funding are available?
For rented properties you can deduct loan interest as income-related expenses and depreciate the building through AfA. In addition we check possible KfW funding of up to €70,000 per unit.
Depreciation (AfA)
Usually 2 % per year of the building value, 3 % for new builds from 2023 and 2.5 % for buildings before 1925. Example: 2 % of a €200,000 building value is €4,000 per year. More in the AfA calculator and the AfA table (German).
Deduct interest
Interest on the loan is deductible as income-related expenses when you let the property. It reduces the tax on your rental income.
KfW and sale
We check KfW funding for your property, depending on the programme up to €70,000 per unit. After a holding period of more than 10 years, a sale gain is generally tax-free, see speculation tax (German).
The tax effect depends on your personal situation. Please speak to your tax adviser.
What risks does a property without equity carry?
The biggest risks are rising interest rates after the fixed-interest period, rent loss and value fluctuations. Full financing also increases your dependence on ongoing loan payments.
| Risk | What can happen | How to limit it |
|---|---|---|
| Interest rate change | The payment can rise after the fixed-interest period. | Choose a long fixed period, plan a buffer, use special repayments. |
| Rent loss | Rental income is missing while the payment continues. | At Westmont Immo the rent guarantee covers the rent loss risk. |
| Value fluctuation | The market value can fall below the loan. | Plan long term, pay attention to location, condition and energy efficiency class. |
| Maintenance | Repairs and renovations cost money. | Plan a reserve. We handle property and rental management for you. |
| Loss of income | Illness or job loss endangers the payment. | Consider term life and disability insurance. |
Opportunities: wealth building without equity, ongoing rental income, tax benefits and possible appreciation. We discuss opportunities and risks openly in the consultation before you decide.
Who is an investment without equity right for, and who is it not?
It suits employees, self-employed people and investors with stable income and a long investment horizon. It is less suitable with uncertain income or without a financial buffer.
Well suited
- Stable income
- Long-term investment horizon
- Payment affordable even if interest rises
- Wealth building without management effort
Rather not suited
- Fluctuating or uncertain income
- No reserve for the unexpected
- Short-term intention to sell
- Payment only barely affordable
Comparing asset classes? Also read: Care property as an investment (German).
Buying with or without equity: which is better?
Without equity you start right away, but pay a larger loan and usually more interest. With equity, payment and total cost fall. Which option fits depends on liquidity and risk appetite.
| Criterion | Without equity (up to 110 %) | With equity (e.g. 20 %) |
|---|---|---|
| Entry | Immediately, no saving up | Only after saving up |
| Loan amount | Up to 110 % of the purchase price | Approx. 80 %, incidental costs from own funds |
| Monthly payment | Higher | Lower |
| Interest rate | May be higher | Usually lower |
| Liquidity | Savings remain available | Capital is tied up |
| Risk | Higher debt load | Lower debt load |
5 steps to your investment
In 5 steps you go from the first consultation to a rented property. From the first consultation to letting, we guide you personally. We also stay by your side afterwards, for example when you later sell.
Ready for the first step?
Book your consultation now. Together we will check what is possible for you.
Daniel Badour
CEO Westmont Group · Property advisor
Daniel Badour leads the Westmont Group and advises on real estate as a capital investment. The information on this page is based on the services of Westmont Group Immo: financing, property selection, rent guarantee and property and rental management.
Read the exclusive interview with Daniel Badour (German)
Frequently asked questions
Can I buy an investment property without equity?
Yes, in principle this is possible. Depending on creditworthiness and property, financing can cover up to 110 % of the purchase price, so incidental costs are financed as well. Whether and on what terms this works for you, we clarify in the consultation.
What does 110 % financing mean?
110 % financing means the bank finances the purchase price and also the incidental purchase costs, together up to 110 % of the purchase price. You need no equity, but the loan and the payment are higher.
How high are the incidental purchase costs?
Depending on the federal state and commission they are roughly 5 to 12 % of the purchase price. Real estate transfer tax is 3.5 to 6.5 %, notary and land registry cost about 1.5 to 2 %. With Westmont there are no broker fees.
What requirements do I need for financing without equity?
You mainly need stable, verifiable income, a clean credit record and a payment you can carry long term. The bank also checks that the purchase price matches the market value of the property.
How does financing without equity work?
We submit your loan application to 920 banks and present you with the best offers within 24 hours. We also check possible KfW funding of up to €70,000 per unit.
How high is the monthly payment?
It depends on loan, interest and repayment. In the example on this page (€275,000 loan, 3.5 % interest, 2 % repayment) it is about €1,260 per month. The example is not an offer.
What risks does an investment without equity carry?
The biggest risks are rising interest rates after the fixed-interest period, rent loss, value fluctuations and maintenance costs. At Westmont Immo the rent guarantee covers the rent loss risk.
Can I deduct interest and depreciation for tax purposes?
Yes, for rented properties loan interest is deductible as income-related expenses and the building can be depreciated through AfA, generally at 2 % per year. Clarify the exact effect with your tax adviser.
Who is an investment property without equity suitable for?
For employees, self-employed people and investors with stable income who want to build wealth long term. It is important that the monthly loan payment is sustainable for you long term. We check this together with you.
Are there broker fees?
No, with Westmont there are no broker fees.
What happens if the tenant does not pay?
With the rent guarantee the rent loss risk is fully covered and you receive constant monthly rental income. Tenants are also selected beforehand through a professional selection process including credit checks.
Do I have to take care of tenants and management myself?
No. We take over property and rental management for you.
How quickly do I get financing offers?
We submit your loan application to 920 banks and present you with the best loan offers within 24 hours.
Laws and authorities (German)
This article is for general information and is not tax, legal or investment advice. All example calculations are simplified.
Book a consultation
Talk to us about your investment without equity – we will get back to you with a tailored offer.
- Westmont Leads GmbH, Uerdinger Straße 333, 47800 Krefeld
- [email protected]
