Can you buy a house in the Netherlands without a residence permit?

One of the most frequent questions I receive from expats is: "Do I need a residence permit to buy a home in the Netherlands?" There is often a lot of confusion regarding this. If you are planning your future here, you want to know what your options are. Let’s clear the air: Legally, you are allowed to buy a house in the Netherlands without a residence permit, but there are significant financial hurdles you need to be aware of.

Here is the breakdown of the reality of buying property in the Netherlands as a non-resident.

1 | The legal perspective: ownership is possible

From a legal standpoint, there are no Dutch laws that forbid a non-resident or someone without a residence permit from buying real estate. You do not need to be a Dutch citizen or a permanent resident to own property here.

However, you do need a BSN (Burgerservicenummer). This is your personal citizen service number. Without a BSN, you cannot register as a homeowner or sign a purchase deed at the notary. Getting this number requires registering at the municipality (the BRP), which usually implies having an address to register at.

2 | The financial perspective: the real challenge

While you might have the legal right to purchase a home, the real challenge lies in the mortgage.

In the Netherlands, if you are not an EU/EEA citizen and you do not have a residence permit, it is extremely difficult, if not impossible, to get a mortgage. Dutch banks are very strict about risk management. They want to see that you are established in the country for the long term.

Most mortgage lenders will require:

• A valid residence permit: This proves you have the right to stay and work here for the foreseeable future.
• Stable income: Proof of a stable, long-term employment contract in the Netherlands.
• Duration: Some banks may even ask how long you have been living in the Netherlands.

If you don't have a residence permit, banks perceive a higher risk that you might leave the country unexpectedly, which makes them very hesitant to lend you money.

3 | Important myth-buster: property does not grant residency

I cannot stress this enough: Buying a house in the Netherlands does not give you the right to a residence permit. Many people mistakenly believe that investing in Dutch real estate will act as a "golden visa" or grant them permission to live in the Netherlands. This is incorrect. Your housing situation and your immigration status are two entirely separate matters managed by different authorities. You must meet the requirements of the IND (Immigration and Naturalisation Service) regardless of whether you own property or not.

4 | Can I help you?

If you are in the process of applying for your permit, or if your status is currently "in transition," it is crucial to speak to an expert before you start looking at houses.

I help expats navigate the intersection of housing and residency rules. I can connect you with mortgage advisors who specialize in international clients—experts who understand the nuances of the 30% ruling, expat mortgages, and complex residency scenarios.

My advice: Don’t start bidding on houses until you have a clear picture of your mortgage eligibility. It will save you time, money, and a lot of stress.

Are you currently navigating the permit process and want to know how this impacts your home-buying journey? Let’s schedule a consultation to discuss your specific situation.