Can expats get a mortgage in the Netherlands?

You have been renting a home in or around Amsterdam for a while. Every year you pay more rent, and maybe your rental contract ends soon. You are thinking about buying a house, but you do not know if you can get a mortgage. For example, you have a temporary employment contract, a residence permit that expires soon or a partner who still works abroad. So can you get a mortgage in the Netherlands as an expat?

Yes, as an expat you can get a mortgage in the Netherlands. Your nationality is often less important than you think. Banks mainly look at your residence permit, how much you earn and whether your income is stable enough. Some situations are more difficult than others, and not every bank uses the same conditions.

I am a real estate agent and registered appraiser (register-taxateur), and I help expats buy a house in Amsterdam, Hoorn, Purmerend and Alkmaar. In my work, I often get questions about mortgages and see situations where the financing turns out to be difficult. In this blog, I explain what banks look at when you apply for a mortgage as an expat. You will also read what to expect in different situations and which questions you can ask your mortgage advisor.

How does an expat mortgage in the Netherlands work?

An expat mortgage is really just a normal Dutch mortgage. The difference is that banks often want to see extra documents from expats, for example about their residence permit and income.

Are you from an EU country, a country in the European Economic Area (EEA) or Switzerland? Then you do not need a residence permit to live and work in the Netherlands. At many banks, you can then apply for a mortgage under roughly the same conditions as someone with Dutch nationality.

Are you from outside the EU? Then the bank wants to know which residence permit you have and how long it is still valid. With a permanent residence permit, it is usually easier to get a mortgage. Do you have a temporary permit, for example because you work in the Netherlands as a highly skilled migrant (kennismigrant)? Then there are often options too, but not at every bank. In my blog about buying a house without a residence permit, I explain what your residence status means when you want to buy a house.

You also need a BSN to apply for a mortgage. This is your citizen service number (burgerservicenummer), which you get when you register with your municipality.

Can you get a mortgage with a temporary employment contract?

Yes, that is often possible. With a permanent contract it is usually easier, but with a temporary contract you can also apply for a mortgage at many banks.

The bank then usually asks for an employer's statement (werkgeversverklaring) with a declaration of intent (intentieverklaring). The employer's statement shows how much you earn and what kind of contract you have. With the declaration of intent, your employer states that they plan to offer you a permanent contract if you keep performing well and the circumstances at the company do not change.

Does your employer not want to give a declaration of intent? Then it can become more difficult to get a mortgage. So ask your employer in time whether they are willing to sign this statement.

Does the 30% ruling affect how much you can borrow?

The 30% ruling is a tax benefit for people who come from abroad to work in the Netherlands. Your employer may pay part of your salary tax-free. Because of this, you have more money left every month.

For your maximum mortgage, this usually makes little difference. Most banks look at your full gross salary. So the 30% ruling usually does not let you borrow more, but you do have more money left to spend each month.

Keep in mind that the 30% ruling lasts a maximum of five years. When it stops, your net income goes down, while your mortgage costs stay the same.

The rules also change from 1 January 2027. Did your ruling start in 2024 or later? Then the tax-free part will be a maximum of 27% from 2027. Did your ruling start before 2024? Then the percentage stays at 30%.

So do not only calculate what you can pay each month now. Also look at how much you have left when you get less tax benefit or the ruling stops completely. Not sure which rules apply to you? Then discuss this with a tax advisor.

Can you buy a house if your income comes from abroad?

Yes, but it can be harder to get a mortgage if your salary comes from abroad. Especially if you are paid in another currency, such as US dollars or British pounds. Many Dutch banks do not accept that income, or only count part of it.

This is because exchange rates can change. If the dollar or the pound loses value against the euro, you have less money left to pay your mortgage.

Do you have savings abroad? Then you can usually just use them to buy a house in the Netherlands. For example, you need your own money for the kosten koper (buyer's costs), such as the notary and the overdrachtsbelasting (transfer tax). I will tell you more about that further on.

The bank and the notary do want to know where your savings come from. By law, they must check this to prevent money laundering. So keep bank statements that show how you saved or received the money. Also transfer the money to the Netherlands in time, so you do not run into problems just before the house is transferred to you.

Can your partner's income from abroad count towards your mortgage?

If you buy a house together, the bank can usually look at both your incomes. But does your partner still work abroad, or will he or she only move to the Netherlands later? Then it can become harder to get a mortgage.

Many banks want you both to live in the Netherlands. It can also be difficult if your partner is paid in another currency, such as US dollars or British pounds. Some banks do not count that income at all, others only partly.

Does your partner not have a job in the Netherlands yet? Then the bank may only use your income to calculate how much you can borrow together.

Can you get a mortgage as a freelancer or business owner?

Yes, as a freelancer (zzp'er) or business owner you can also get a mortgage in the Netherlands. The bank does want to see more documents than when you are employed.

Usually the bank asks for your annual accounts and income tax returns from the past few years. With these, the bank can judge how much you earn and whether your income is reasonably stable.

Did you only recently start your business in the Netherlands? Then you may not have enough annual accounts yet. Some lenders therefore let you have an income statement made by a certified income expert (erkende rekenexpert). This expert calculates which income the bank can use for your mortgage.

How long you must have been self-employed to get a mortgage differs per bank.

How much do a student loan and other debts affect your mortgage?

Do you already have a loan or debt that you pay off every month? Then you can usually borrow less for a house.

For a Dutch student loan, the bank looks at the monthly amount you have to pay to DUO, the Dutch government agency for student finance. If you pay off extra and your monthly amount goes down, you may be able to get a higher mortgage. Do you still have a student loan in your home country? Then you must report that too, even if the bank does not ask for it right away.

The same goes for other financial obligations, such as private car lease, a revolving credit or a credit card with a credit limit. Dutch loans are registered with the BKR (Bureau Krediet Registratie), the Dutch credit registration office. Debts from abroad are usually not listed there, but the bank must still take them into account.

How much can you borrow, and how much can you actually spend on a house?

The maximum amount you can borrow is not automatically the amount you can spend on a house. In the Netherlands, you can borrow a maximum of 100% of the appraised value of the home. You have to pay the extra costs yourself.

These are the kosten koper. Think of the overdrachtsbelasting, the notary fees, the valuation, the mortgage advice and possibly the costs of a buying agent. In my blog about the costs of buying a house in the Netherlands, I explain roughly how much money you need for this.

There is one more thing to keep in mind, especially if you are looking for a house in or around Amsterdam. There, buyers often bid more than the asking price. But the bank looks at the value the appraiser sets, not at what you bid.

Say you bid €450,000 on a house, but the appraiser values the home at €430,000. Then, based on the value of the home, you can borrow a maximum of €430,000, if your income allows it. You have to pay the remaining €20,000 yourself, on top of the kosten koper.

As a registered appraiser, I often see buyers who did not take this into account enough beforehand. That is why it is smart to know how much of your own money you have available before you make an offer.

Also look at how much you want to spend on your mortgage each month. Perhaps the bank says you can borrow more, but you find the monthly costs too high.

Would you like to know which houses you can buy with your budget in Hoorn, Purmerend or Amsterdam? During a no-obligation introductory meeting, I am happy to look at this with you.

Why is it smart to have your mortgage options checked?

In this blog, I have explained what banks look at when you want to apply for a mortgage as an expat. But every bank has different conditions, especially if you have a temporary residence permit, receive income from abroad or work on a temporary contract.

That is why I advise you to talk to a mortgage advisor who has experience with expats. They can look at your situation and find out at which banks you can get a mortgage.

I work together with Mortgage Spotters, an independent mortgage advisor in Hoorn. They look at how much you can borrow, and I then help you find a house that fits your budget. As a registered appraiser, I can also estimate what a home is worth. This way, you have a better idea of what you can pay before you make an offer.

You do pay for this guidance. On my rates page, you can read what it costs.

Frequently asked questions

Can you get a mortgage in the Netherlands as an expat?

Yes, in many cases you can simply get a mortgage in the Netherlands as an expat. How easy that is depends, among other things, on your residence permit, your employment contract and the currency your salary is paid in. Your nationality is often less important than you think.

Do you want to buy a house? Then first have someone find out how much you can borrow before you start bidding. That way, you know how much of your own money you need and the maximum you can spend on a home. This prevents you from bidding on a house that you cannot pay for in the end.

I am Esther van Dijk, real estate agent and registered appraiser in Hoorn. Together with Mortgage Spotters, I help expats buy a house in and around Amsterdam.

Would you like to know if you can buy a house with your income and residence status? Plan a no-obligation introductory meeting. We will discuss your situation and look at what you can best arrange first.