Best Mortgage Brokers for Expats in the Netherlands 2026

Quick answer: As an expat, temporary contracts, foreign income documentation and a short Dutch employment history can complicate a Dutch mortgage application. An independent adviser who works in English and compares many lenders can help. Hanno and Expat Mortgages both describe expat mortgages on their own sites; their published terms are set out below.

Expats with a valid residence permit, a registered Dutch address and stable income can apply for a Dutch mortgage.

Why Dutch Mortgages Are Harder for Expats

The Dutch mortgage market is regulated, and the Autoriteit Financiële Markten (AFM) supervises lenders and advisers. Lenders assess income from documents such as payslips, employer statements and tax records, and an expat’s paperwork does not always fit the standard checks.

Here is where the friction typically shows up.

Temporary Contracts

Many expats start on a temporary (tijdelijk) contract, which lenders treat as a risk. A common route is an intentieverklaring: a statement from your employer that it intends to continue your employment. Not every employer will issue one. Ask your adviser what the statement needs to say and which lenders accept it.

Foreign Income Documentation

If you received income in another country before moving to the Netherlands, some lenders will want to see documentation of that income, such as payslips or annual statements, and may ask for translations. Ask your adviser which documents each lender needs.

Short Dutch Employment History

If you arrived recently, you have only a short Dutch income history. Lenders set their own requirements here, so ask your adviser which lenders fit your situation.

The 30% Ruling Complication

If you benefit from the 30% ruling, part of your salary is paid as a tax-free allowance, so your net pay is higher than without the ruling. Lenders differ in how far they take this temporary benefit into account; ask your adviser to show the calculation with and without it.

IBAN From a Foreign Bank

During the mortgage application, the lender will want to see bank statements. If you have Dutch bank statements alongside foreign ones, supply both and ask your adviser which the lender accepts. If you are still setting up Dutch banking, the best banking options for expats guide covers what is available.

Which Mortgage Brokers Work With Expats in the Netherlands?

Mortgage brokers for expats in the Netherlands range from online advisers such as Hanno and specialist firms such as Expat Mortgages to large networks like De Hypotheker and bank-direct advice at ABN AMRO. Every mortgage adviser must be registered with the AFM, which you can check at afm.nl. The overview below is based on what each firm publishes, not on our own mortgage applications.

1. Hanno — Online Adviser With a Published Fee

hanno.nl | Fee: from €2,495 for singles, €2,995 for couples (English fee page) | Language: Dutch and English website

Hanno is an online mortgage adviser with a Dutch and an English website. On its English fee page (checked 4 October 2026) it lists mortgage advice from €2,495 for singles and €2,995 for couples, describes an independent comparison of all Dutch mortgage lenders (35+ on its homepage), and shows an “Expat / non-Dutch nationality” item of €500 marked as already included. Extras are priced separately, such as bidding advice (€450 per property) and self-employed income (€395–€595). Hanno notes that parts of its English site may still show Dutch pages while the translation is being improved.

What that means in practice:

• A published fee. You can see the base price and the add-ons before you book, which makes comparison easier than with percentage-of-mortgage billing.
• An online process. Hanno describes uploading your own documents online and says that is how it keeps its prices down; supplying documents late or incorrectly can lead to an additional fee starting from €135.
• Ask about your case. Temporary contracts and the 30% ruling are not listed as separate fee items, so ask how Hanno handles them in the free first consultation.

2. Expat Mortgages — Specialist for Complex Cases

expatmortgages.nl | Fee: amount not stated on its pricing page (2 October 2026); its FAQ says it works with a fixed fee | Language: English

Expat Mortgages states on its pricing page (checked 2 October 2026) that the first meeting is free, that all communication and most documentation is in English, and that it takes your financial situation, such as the 30% ruling, into account. It also says it pays for the first two years’ provisional tax rebate filing through a specialist tax adviser. It is supervised by the AFM (Wft register number 12016498). Its pricing page, FAQ and general conditions state no amount (checked 2 October 2026); the FAQ says it works with a fixed fee and the general conditions refer to a Service Document. Ask for the total cost in writing after the free meeting and compare it with a fixed-fee adviser.

3. De Hypotheker — Dutch Network of Advisers

hypotheker.nl | Fee: ask the branch | Language: ask the branch

De Hypotheker is a Dutch network of mortgage advisers with local branches. We did not verify its fees or English-language service for this article. If you go with De Hypotheker, ask at first contact whether your adviser works in English, how often they advise expats, and what the total fee will be.

4. Smaller Independent Advisers

Smaller independent mortgage advisers are another option. Fees and expat experience differ per firm. Ask for the total fee in writing and verify AFM registration before engaging anyone.

5. ABN AMRO — Bank-Direct Advice

ABN AMRO’s expat mortgage page says “The whole process and mortgage application are in English, with English-speaking mortgage advisers” (abnamro.nl, checked 4 October 2026). A bank’s own adviser advises on that bank’s mortgages, so you are not getting a comparison across the market. If you already bank with ABN AMRO and want a single provider, it is an option; if you want lenders compared, use an independent adviser.

What to Look for in an Expat Mortgage Broker

Before you contact anyone, know what you are looking for:

English communication throughout. Not just the first call — the offer letter, the lender correspondence, the notary preparation. If the broker hands you off to Dutch-language processes after the initial intake, that is not actually English service.

Experience with temporary contracts. Ask directly how often they arrange mortgages for clients on temporary contracts.

Access to multiple lenders. A broker tied to one bank or one lender group cannot give you independent advice. Ask how many lenders they work with; Hanno, for example, says it compares more than 35.

AFM registration. All mortgage advisors operating in the Netherlands must be registered with the AFM. You can check at afm.nl. Do not work with anyone who is not registered, regardless of how convincing their website looks.

Transparent fees. Ask for the total fee in writing. If an adviser charges a percentage of the mortgage, work out the amount: on a €400,000 mortgage, 1% is €4,000, against Hanno’s published base fee of €2,495 for a single applicant.

The Dutch Mortgage Process Step by Step

Understanding the stages helps you manage the timeline.

Step 1: Orientation — What Can You Borrow?

The first step is a borrowing capacity calculation. Nibud, the national budget advisory body, advises each year on the lending standards that set what share of income may go to housing costs; the share depends on income and the interest rate. Existing debts, such as student loans or car finance, reduce what you can borrow. Your adviser will run a calculation on your own figures before you start bidding.

This is also when you will discuss the 30% ruling, if it applies to you. Read more about the 30% ruling and what changed in 2024–2026.

Step 2: Document Preparation

Dutch mortgage applications require a specific set of documents. For expats, the list typically includes:

• Recent payslips
• Annual income statement (jaaropgave) if available
• Employment contract
• Intention verklaring if contract is temporary
• Passport or residence permit
• Recent bank statements
• DigiD details
• BSN (Burger Service Nummer)

If you do not yet have a BSN, you need to get one before you can complete a Dutch mortgage. The BSN application process is separate from the mortgage and needs to happen first.

Step 3: House Hunting and Making an Offer

While document preparation happens in parallel, you start house hunting. When your offer is accepted, the lender will usually ask for a valuation report (taxatierapport) by an independent valuer.

The purchase agreement (koopovereenkomst) must be in writing. Under Dutch law (Burgerlijk Wetboek, book 7, article 2), the buyer of a home has the right to dissolve the purchase for three days after receiving the signed agreement. A financing condition (ontbindende voorwaarde) in the agreement lets you withdraw if you cannot get a mortgage before the agreed date; check the deadline and conditions with your adviser before you sign.

For a feel of cost differences across cities, see Amsterdam vs Rotterdam cost of living for expats.

Step 4: Mortgage Application and Offer

Your adviser submits the application to the chosen lender, which issues a binding mortgage offer (bindend aanbod). Check the acceptance period stated in the offer.

Step 5: Notary and Transfer

Once the mortgage is accepted, both parties agree on a transfer date. The notary prepares the deed of transfer (leveringsakte) and the mortgage deed (hypotheekakte). You sign both at the notary’s office. The notary registers the mortgage with the Kadaster (land registry) and you receive the keys.

The transfer date is agreed in the purchase agreement; delays in lender processing or documents can push it back.

Costs to Budget For

The sticker price of the property is not your only cost. Budget for:

To compare quotes for the notary, the valuation and the inspection, you can use HuisAssist, a Dutch-language site. According to HuisAssist, you enter your location, the service you need and your budget, and see prices from providers side by side, for services such as a notaris, a taxateur (valuer) and a bouwkundige keuring. HuisAssist says the comparison is free and non-binding, with no account needed.

Transfer tax at 2% on a €350,000 home is €7,000, unless you qualify for the starters’ exemption. Build these costs into your savings plan well in advance.

Does the 30% Ruling Count Towards Your Mortgage?

The 30% ruling raises your net pay, but Dutch lenders assess how much you can borrow on the basis of your income, and they differ in how far they take a temporary tax benefit into account. Ask the adviser which lenders treat the ruling favourably and what happens to affordability when it ends; Expat Mortgages, for example, says it takes the 30% ruling into account in its advice.

Under the 30% ruling your employer can pay part of your salary as a tax-free allowance for extraterritorial costs, so your take-home pay is higher than on the same salary without the ruling. Because the ruling is temporary, lenders differ in how far they count it. Ask the adviser to show the calculation with and without the ruling.

If your ruling is coming to an end, that is also worth discussing with your broker. The ruling lasts at most five years, and from 1 January 2027 its maximum falls to 27% unless it was already applied to your salary on or before 31 December 2023 (see the 30% ruling guide), which affects how lenders view future income.

Practical Financial Setup During the Purchase Process

SafetyWing offers travel medical cover; check on its site whether it fits your situation. It does not replace Dutch basic health insurance (basisverzekering) if you are required to have it; see the Dutch health insurance guide for when that obligation applies.

Life Insurance and Mortgage Protection

Your lender or adviser may ask whether you want a term life insurance policy (overlijdensrisicoverzekering) to cover the mortgage in the event of your death; some lenders make it a condition. Check the conditions in your mortgage offer.

Life insurance for expats in the Netherlands covers the main options — it is worth reading before your first mortgage broker meeting so you can ask informed questions.

Tax Implications of Owning a Home in the Netherlands

Mortgage interest is tax-deductible in the Netherlands under conditions (hypotheekrenteaftrek). According to the Belastingdienst, the loan must be repaid at least on an annuity or linear basis within 30 years, and in 2026 the interest is deductible at no more than 37.56%, also in the top income bracket.

You claim the deduction in your annual tax return. Keep every annual mortgage statement.

Which Mortgage Broker Should Expats Choose?

For a Dutch mortgage as an expat, choose an AFM-registered, independent adviser who works in English, compares many lenders and puts the total fee in writing before you start. With a standard situation, a published fixed fee such as Hanno’s makes costs easy to compare. With a more complex situation, such as two income sources, self-employment alongside employment or an earlier rejection, ask two advisers, for example also Expat Mortgages, how they would approach your case after a free first meeting.

Going direct to a bank makes sense if you have a specific reason to want that bank’s products; otherwise an independent adviser gives you a wider range of options.

And do the preparation. Get your documents together — payslips, contract, passport, bank statements — before your first broker meeting. Being prepared means you can move quickly once you find a home.

For everything that comes before and after the mortgage — understanding what you can afford, setting up Dutch finances, navigating the tax system in your first year — the first year in the Netherlands guide is a good place to start if you have not been through it yet.