Documents needed to buy a house in the Netherlands: the ultimate expat checklist

One of the most common pieces of advice I give my clients is: "Start gathering your paperwork early." The Dutch home-buying process is known for being paper-heavy, and as an expat, you will likely have a few extra documents to provide compared to a local buyer.

To help you get organized and avoid last-minute stress, I have compiled a checklist of the essential documents you will need to buy a house and secure a mortgage in the Netherlands.

1 | Identification and registration

Valid Passport or ID card: Ensure it is valid for the entire duration of the purchasing process.

• BSN (Burgerservicenummer): You cannot buy a house or sign a mortgage deed without a BSN. This is your personal citizen service number. If you haven’t received it yet, you must register at your local municipality (gemeente).
• Residence Permit: If you are a non-EU/EEA citizen, you will need a copy of your valid residence permit. Banks need this to confirm your legal status and the duration of your stay.

2 | Employment and income proof

Employment Contract: Banks need proof of your current employment status.

• Employer Statement (Werkgeversverklaring): This is a specific document filled out by your employer that confirms your salary, type of contract (permanent or temporary), and future prospects. It is a mandatory requirement for almost every mortgage application.
• Recent Payslips: Usually, the last three to six months are requested to verify your income.

3 | Financial documentation

Bank Statements: You will need to show recent statements (often from the last 3 months) of the bank account where your salary is deposited.

• Proof of Savings (Eigen Geld): Because you will likely need to cover closing costs (around 4-6% of the purchase price) from your own savings, the bank will want to see proof of these funds.
• Details of Existing Debts: If you have loans, credit cards, or study debt, you must disclose these. They directly impact your maximum mortgage borrowing capacity.

4 | Expat-specific documents

30% Ruling Decision: If you benefit from the 30% tax ruling, bring your approval letter from the tax authorities (Belastingdienst). Many mortgage lenders will include this tax advantage in their calculation, which can significantly increase your borrowing capacity.

How to stay organized

My tip? Create a dedicated digital folder (e.g., on Google Drive or Dropbox) where you store PDFs of all these documents. Keep them updated and ready to send. When you find the perfect house and need to act fast, having your documents ready will put you ahead of other bidders who are still scrambling to find their paperwork.

Need guidance?

Paperwork can be overwhelming, especially when you are balancing a new job and settling into a new country. I am here to help you understand exactly what you need for your specific situation. Whether it’s deciphering the employer statement or checking if your 30% ruling applies to your mortgage calculation—I’ve got you covered.

Let’s get your paperwork in order. If you’re ready to start your search, feel free to contact me for a personal consultation.