How to Get a Mortgage as an Expat Netherlands 2026: Hanno and Hypotheker Routes

TL;DR Quick Answer

Expats can obtain a Dutch mortgage when they meet the lender’s residence, income, affordability and documentation rules. A mortgage is normally limited to 100% of the appraised home value, so purchase costs and any amount above the valuation require your own funds. Compare adviser fees, lender access and experience with international income before choosing a service.

Step 1: Can You Actually Get a Dutch Mortgage as an Expat?

Almost certainly yes, if you tick these boxes:

• BSN number (Dutch social security number)
• Residence permit OR EU citizenship — both work, but residence permit type matters per lender
• Income that can be documented — salaried, 30% ruling, or 3 years self-employed accounts
• No major Dutch credit registrations (BKR) against your name

“You need a permanent contract.” — Not always. Whether a lender accepts a fixed contract depends on the lender. An intentieverklaring (employer’s letter stating intent to extend) is a common way to support the application, and lenders set their own rules on whether a 30% ruling decision counts. Ask your adviser.

“Residence permit holders can only borrow 80%.” — The legal maximum is 100% of the home’s value (Rijksoverheid). Lenders set their own conditions per permit type, so ask your adviser which lenders will lend the full 100% for your permit. See our ING vs Rabobank for expats breakdown of the big banks.

The situation to prepare for: you are on a Highly Skilled Migrant permit with a short payslip history and no 30% ruling. Ask lenders how they treat a short history; waiting for more payslips may be needed.

Step 2: Pick Your Mortgage Broker (Hanno vs De Hypotheker)

You almost never apply directly to a bank in the Netherlands. Mortgages go through an independent advisor (hypotheekadviseur) who compares lenders for your file and advises on the best fit for your profile.

Here is how the options compare, based on each party’s own website.

Hanno: English-language fee page, expat tariff

Hanno markets mortgage advice to international buyers. Its English fee page (hanno.nl/en/fees, read 2 October 2026) lists advice from €2,495 for singles and €2,995 for couples, higher tariffs for more complex files (from €3,495), and states that the €500 for an expat or non-Dutch nationality is already included. Extras are priced separately, for example €595 for self-employed income with a CoC registration (€395 with an income statement) and €295 if you have a pension now or within ten years. Confirm the current fee, licences, lender panel and language support before you sign.

De Hypotheker: Dutch chain with 195+ branches

De Hypotheker says on its website that it has more than 195 branches. Its own page on advice costs states that costs for advice and intermediation start from €2,995, depending on your situation (hypotheker.nl, read 2 October 2026). Quality can differ per branch and advisor, so ask beforehand whether the advisor works with expat files and the 30% ruling.

The question to ask: “Heeft uw kantoor een adviseur met expat-ervaring en 30%-regeling kennis?” If the answer is hesitant, try a different branch.

the editorial recommendation

• Want an English-language adviser with a published expat tariff: Hanno
• Want a branch near you and speak Dutch: a local De Hypotheker office (ask about expat experience first)
• Self-employed: ask each adviser for the fee including the self-employed surcharge before you compare

Step 3: Understand the 2026 Numbers

This is the math that determines what you can buy.

Maximum loan amount

The Dutch system uses financieringslast tables, set each year on the basis of advice from Nibud. How much you may borrow depends on your income, the interest rate, your other debts and the lender’s assessment of your income type, so use a lender’s or the Nibud’s calculator and ask your adviser how your income counts. A second income can raise the amount; how much depends on the lender.

Maximum loan-to-value (LTV)

100% LTV in 2026: the Rijksoverheid states that you can take out a mortgage up to 100% of the home’s value, so you cannot borrow more than the home is worth. You still need cash for kosten koper (closing costs): the notary, the adviser and other costs have to be paid from your own funds. Step 5 shows what goes into them.

NHG — the national mortgage guarantee

NHG (Nationale Hypotheek Garantie) is a safety net administered by the Dutch government. If you default due to divorce, job loss or disability, NHG can compensate the lender for its loss, subject to NHG’s conditions.

2026 limits:

• Standard 2026 property value cap: €470,000 (up to €498,200 with qualifying energy-saving measures)
• Premium: 0.4% of loan amount (one-off, paid at closing)
• Interest-rate difference: depends on the lender and loan-to-value band

On a €400,000 loan, the 2026 NHG fee is €1,600. Ask for written NHG and non-NHG scenarios; the fee, rate, protection and conditions all matter.

Step 4: The Documents You Will Need

Start gathering these the moment you decide to buy. Your adviser will ask for documents like these:

Identity & status

• Passport (all pages)
• Residence permit (front and back)
• BSN documentation
• 30% ruling certificate from Belastingdienst, if applicable

Income (salaried)

• Last 3 months of payslips
• Most recent annual statement (jaaropgave)
• Employer’s statement (werkgeversverklaring) — standard template, employer fills it in
• Intentieverklaring if on fixed contract — letter from employer stating intent to extend

Income (self-employed)

• Last 3 years annual accounts (jaarrekeningen)
• Last 3 income tax returns (aangiften IB)
• Current year prognosis
• KvK extract

Existing finances

• 3 months of bank statements (main account)
• Overview of any debts: student loans, credit cards, BKR registrations
• Pension overview if you have one

Property

• Koopovereenkomst (purchase agreement, signed)
• Valuation report (taxatierapport) — broker orders this
• Energy label (now mandatory)

UK student loans, US grad school loans, that car loan in Berlin — declare everything. Lenders check registrations such as BKR, and an undeclared debt can sink the application.

Step 5: Closing Costs — The Real Kosten Koper

The Dutch saying “kosten koper” (k.k.) means buyer pays the closing costs. The main items on a €400,000 purchase:

To collect quotes for the notary and the technical 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 and a bouwkundige keuring. HuisAssist says the comparison is free and non-binding, with no account needed.

Add up the quotes you receive for your own purchase, and bring that amount in cash: the mortgage will not cover it.

Step 6: Funding Your Down Payment from Abroad

If your closing-cost money is sitting in a UK, US or Australian account, do not just SWIFT it via your home bank without checking the cost. Compare the exchange rate and fees of several providers, and the total amount that arrives in euros.

While you are setting up the Dutch financial side, make sure your bank account is sorted — most notaries refuse to wire keys-money to a foreign IBAN.

Step 7: Mortgage Insurance and Life Cover

Two insurances come up:

Overlijdensrisicoverzekering (ORV) — life insurance can be required by a lender or chosen to protect a household, depending on the loan and personal situation. Compare coverage, exclusions and current premiums rather than assuming it is always required.

Opstalverzekering (building insurance) — lenders commonly make this a condition of the mortgage. Ask your lender what it requires and compare quotes.

Arbeidsongeschiktheidsverzekering (AOV) — disability insurance. Optional, but if you are self-employed it is the difference between losing your house and not. See our freelance tax filing guide for how AOV is deductible.

Step 8: After the Keys — Tax, Box 1, and Long-Term Planning

Once you own:

• Mortgage interest deduction (HRA) — in 2026 the deduction is limited to 37.56%, also if you are in the top bracket (Belastingdienst). File via your annual tax return.
• Eigenwoningforfait — a notional rental value gets added to your taxable income. Small offset to HRA.
• WOZ-waarde — annual municipal valuation and the basis for the local property tax (OZB), which each municipality sets; check your municipality’s rate.

If you are planning to retire in the Netherlands, see our guide for the pension side.

Common Expat Mistakes

1. Underestimating kosten koper. Bring the cash, do not get caught.
2. Forgetting to disclose foreign student debt. It always surfaces.
3. Using a non-expat advisor for a 30% ruling file. An advisor who rarely handles the ruling may calculate your borrowing capacity incorrectly, so ask how they treat the 30% ruling in the income test.
4. Skipping the bouwkundige keuring. A building inspection costs a few hundred euros and its defect report gives you concrete grounds to renegotiate the price or walk away before you sign.
5. Signing the koopovereenkomst without mortgage financing clause (voorbehoud van financiering). Without it, you may owe a penalty under the contract if your mortgage falls through; check the clause with your broker.
6. Buying before you’ve sorted residence permit renewal. Ask your lenders what remaining permit duration they require.
7. Wiring closing-cost money via your home bank without comparing. Check the exchange rate and fees of several providers first.
8. Not planning for partner visa. If you are bringing a spouse, sort the MVV visa and family reunification process before you commit — a partner’s income can raise what you may borrow, depending on the lender.

Our Verdict

Buying can make sense if you intend to stay long enough to recoup the purchase costs. Compare the monthly cost of owning with renting for your own situation, and get written scenarios from an adviser (with and without NHG) before you commit.

Now book an intake call with an adviser.

FAQ

Do I need a permanent contract to buy a house in the Netherlands? Not necessarily. Whether a lender accepts a fixed-term contract depends on the lender; an intentieverklaring (employer statement of intent) can help, and lenders set their own rules on the 30% ruling. Self-employed expats should expect to document several years of accounts.

What is the NHG limit in 2026? The standard 2026 limit is €470,000, or €498,200 with qualifying energy-saving measures. The one-time fee is 0.4%; the rate difference varies.

How much can I borrow as an expat? Up to 100% of the home’s value, within what your income, the interest rate and your other debts allow. Use a lender’s or the Nibud’s calculator and ask your adviser how a second income counts.

What are the total buying costs? Budget separately for transfer tax (unless an exemption applies), notary, valuation, advice, survey and any NHG fee. Obtain current quotes because fixed euro estimates quickly become stale.

Can residence permit holders get 100% LTV? The legal maximum is 100% of the home’s value (Rijksoverheid). Lenders set their own conditions per permit type and remaining permit duration, so ask your adviser which lenders offer 100% for your permit.

How long does the whole process take? It depends on your file, the lender and the seller. Ask your adviser for the timeline for your purchase.

External source: NHG — Nationale Hypotheek Garantie — independent information on this topic.