Can expats get a mortgage in the Netherlands?

Yes, expats can apply for a mortgage in the Netherlands. Dutch banks and mortgage lenders look at many of the same factors they use for Dutch buyers. These include your income, employment situation, existing debts, savings, marital status, and the value of the property.

As an expat, there can be extra requirements. Some lenders are very experienced with expat mortgages, while others apply stricter rules. That is why it is important to compare lenders before you start bidding on a house.

Want to know how much you may be able to borrow? Use Expat Mortgage Platform’s mortgage calculator for the Netherlands for a first indication.

Mortgage requirements for expats

The exact requirements depend on the lender, your nationality, your residence status, and your income situation. In general, you will need to provide documents that prove who you are, where you live, and how stable your income is.

Common requirements for an expat mortgage in the Netherlands include:

• A valid passport or identity document
• A Citizen Service Number, known as BSN
• Registration at a Dutch municipality
• A residence permit if you are from outside the EU, EEA, or Switzerland
• Proof of income, such as salary slips and an employer’s statement
• An employment contract or other proof of stable income
• Information about savings, loans, credit cards, and other financial obligations
• Details about the property you want to buy

Some lenders may also ask how long you have lived or worked in the Netherlands. Others may require your income to be paid in euros. These conditions differ per bank, so a mortgage that is rejected by one lender may still be possible with another lender.

How much mortgage can you get as an expat?

The maximum mortgage you can get depends mainly on your income, debts, mortgage interest rate, and the value of the property. Lenders calculate whether the monthly mortgage payments are affordable based on Dutch lending standards.

For expats, lenders may also look at:

• Type of employment contract
• Length of stay in the Netherlands
• Probation period
• Currency of income
• Residence permit
• Partner income
• Existing financial obligations in the Netherlands or abroad

If you receive the 30% ruling, the way lenders include this in your mortgage calculation can differ. Some lenders include it fully, others partly, or not at all. This can make a big difference to your maximum mortgage.

For a quick first estimate, use Expat Mortgage Platform’s mortgage calculator for the Netherlands. For a reliable calculation, it is best to speak with an independent mortgage advisor.

Buying a house in the Netherlands as an expat

Buying a home in the Netherlands can be very different from buying property in another country. The process is fast, the housing market can be competitive, and most documents are in Dutch. As a buyer, you will also deal with several parties, such as the estate agent, mortgage advisor, lender, appraiser, and notary.

The usual buying process looks like this:

1. Calculate your maximum mortgage
2. Arrange a mortgage orientation or intake
3. Search for a property
4. Make an offer
5. Sign the purchase agreement
6. Arrange the valuation report
7. Submit the mortgage application
8. Receive the mortgage offer
9. Sign the mortgage deed at the notary’s
10. Receive the keys to your new home

We help you understand each step and explain what you are signing, so you can make decisions with confidence.

Renting or buying in the Netherlands

Many expats start by renting a home in the Netherlands. Renting is flexible and can be useful if you are not sure how long you will stay. However, rental prices can be high, and availability is often limited.

Buying can be attractive if you plan to stay in the Netherlands for a longer period. Your monthly payments may be more stable, you build up ownership, and you may benefit if the value of the property increases. The downside is that buying comes with costs and risks. If you sell the property after a short period, the costs of buying and selling may outweigh the benefits.

Are you unsure whether renting or buying is better for your situation? You can also read more on Expat Mortgage Platform’s page about renting or buying a home.

Mortgage interest deduction for expats

If you buy a home in the Netherlands and live in it yourself, you may be eligible for a mortgage interest deduction. This means that part of the mortgage interest can be deducted from your taxable income.

For new mortgages, the mortgage usually has to be repaid on an annuity or linear basis within 30 years to qualify for the mortgage interest deduction. The mortgage must also be used for your own home, for example, to buy, improve, or maintain the property.

The two most common repayment types for new buyers are the annuity mortgage and the linear mortgage.

Costs when buying a house in the Netherlands

Besides the purchase price, you also need to take additional buying costs into account. These costs are often called “kosten koper”. They can include transfer tax, notary costs, valuation costs, mortgage advice costs, and sometimes bank guarantee costs.

If you are younger than 35, you may qualify for the starter exemption for transfer tax, depending on the value of the property and the conditions at the time of transfer. If you do not qualify for the starter exemption and you will live in the property yourself, the transfer tax rate is usually 2%.

Because rules and thresholds can change, it is important to check your exact situation before buying a home.

Why choose Hypotheek Platform or Expat Mortgage Platform?

A mortgage application as an expat can be more complex than a standard mortgage application. Lenders may have different rules for residence permits, foreign income, temporary contracts, probation periods, and international documents.

Hypotheek Platform helps you with independent mortgage advice in Dutch, Expat Mortgage Platform does the exact same thing by the exact same people, but in English with special focus on expat conditions. We compare lenders, explain your options, and help you choose a mortgage that fits your situation.

We can help you with:

• Calculating your maximum mortgage
• Comparing mortgage lenders and interest rates
• Understanding Dutch mortgage rules
• Preparing the right documents
• Applying for the mortgage
• Communicating with the lender, estate agent, and notary
• Explaining the process in English

We make the Dutch mortgage process clear, practical, and understandable.

Expat Mortgage Platform

For expats, we also created Expat Mortgage Platform: a dedicated website about mortgages for internationals in the Netherlands. There, you can find more information about buying a house, applying for a mortgage, and calculating your options as an expat.

You can use Hypotheek Platform and Expat Mortgage Platform to prepare your mortgage journey and get expert help in English.

Get mortgage advice in English

Do you want to buy a house in the Netherlands as an expat? We are happy to help you understand your options. During a free intake, we look at your income, residence status, plans, and mortgage possibilities.

Contact Hypotheek Platform for independent expat mortgage advice in English.

Frequently asked questions about expat mortgages in the Netherlands

Can expats buy a house in the Netherlands?

Yes, expats can buy a house in the Netherlands. You do not need Dutch nationality, but you do need to meet the mortgage requirements of the lender.

Do I need a residence permit for a Dutch mortgage?

If you are from outside the EU, EEA, or Switzerland, lenders usually require a valid residence permit. EU, EEA, and Swiss citizens generally do not need a Dutch residence permit.

Do I need a BSN to apply for a mortgage?

Yes, a BSN is normally required when applying for a mortgage in the Netherlands. You usually receive a BSN after registering with a Dutch municipality.

Can I get a mortgage with a temporary employment contract?

Yes, this can be possible. Lenders may ask for an employer’s statement or declaration of intent. The exact conditions differ per lender.

Is the 30% ruling included in my mortgage calculation?

Some lenders include the 30% ruling in the mortgage calculation, while others do not or only include part of it. This can affect your maximum mortgage.

Can I get mortgage advice in English?

Yes. Expat Mortgage Platform, run by the same people as Hypotheek Platform, helps expats with mortgage advice in English, from the first calculation to the final mortgage application.