Dutch Mortgage for Expats 2026: Requirements & Process

Expats can get a Dutch mortgage: the national lending rules look at your income and the value of the home, not at your passport. This guide explains how the maximum loan is calculated in 2026, how the 30% ruling and your contract type come into it, which costs you pay on top of the purchase price, and what happens at each step from offer to notary.

💡 Also see Best banking for expats in the Netherlands 2026.

Can Expats Get a Dutch Mortgage?

Yes. The Tijdelijke regeling hypothecair krediet, the Dutch regulation that sets the maximum mortgage, bases the limit on the borrower’s income and on the value of the home. It does not mention nationality. Lenders set their own acceptance conditions on top of these rules, for instance on how long your residence permit remains valid, so ask each lender or your adviser what they require.

• EU/EEA citizens and non-EU residents fall under the same lending rules. A non-EU expat needs a valid residence permit to live and work here; whether a lender sets extra conditions on the permit’s remaining validity is lender policy.
• Highly skilled migrants (kennismigranten) are assessed on their income like everyone else; check with the lender how it treats a permit linked to your employer.

You get a BSN (Burgerservicenummer) automatically when you register in the Personal Records Database (BRP) at your municipality. Government organisations use it to find your data. See the BSN registration guide for how registration works.

Requirements at a Glance

Employment Type

A declaration of intent (intentieverklaring) is a statement from your employer that it intends to give you a permanent contract when your current contract ends. NHG says the rules for a temporary contract with an intentieverklaring are the same as for a permanent contract. With a permanent contract you show your income with an employer’s statement (werkgeversverklaring) or the Inkomensbepaling Loondienst (NHG); for a mortgage with NHG the werkgeversverklaring must follow the NHG model.

Residence Permit

The lending rules do not set a minimum remaining validity for your permit. Lenders can set their own requirement, so ask about it before you apply, especially if your permit expires within the fixed-rate period you have in mind.

Financial History

When you apply for a mortgage, the bank looks at your registrations with BKR (Bureau Krediet Registratie), the Dutch credit register. BKR registers loans and credit cards, and also, for example, purchases on instalments and overdraft limits above €250. If you have had payment problems, discuss them with your adviser before applying.

Documents You Will Need

Ask your lender or adviser for their list. It will normally cover:

• Valid passport or EU ID card
• Valid residence permit (if non-EU)
• BSN
• Employment contract and an employer’s statement (werkgeversverklaring), or the Inkomensbepaling Loondienst
• Intentieverklaring (if on a temporary contract)
• Recent payslips and bank statements
• Income tax returns or accounts (ZZP/freelancers)
• 30% ruling decision (beschikking), if applicable
• Overview of existing debts (student loans, car finance, etc.)
• If buying: the koopovereenkomst (purchase agreement)

How Much Can You Borrow?

Two limits apply in 2026, both from the Tijdelijke regeling hypothecair krediet:

1. Value of the home: the mortgage may not exceed 100% of the home’s value. Lenders may go higher only in specific cases, such as financing energy-saving measures (up to 106%) or a residual debt from selling a previous home.
2. Income: the yearly gross interest and repayment, calculated as a 30-year annuity, may not exceed a percentage of your gross income (the toetsinkomen). That percentage comes from the table in Annex 1 of the regulation and rises with income and with the test interest rate.

For the test rate the lender uses the offered rate if your fixed-rate period is 10 years or longer. For a shorter fixed-rate period it uses the AFM’s published average rate (at least 5%) or the offered rate if that is higher, unless the loan is fully repaid by the end of that fixed-rate period; then the offered rate applies.

Example calculations (2026 table, single applicant under state pension age, assumed test rate 4.0%):

How it works: €60,000 × 22.6% = €13,560 a year, or €1,130 a month. A 30-year annuity at 4.0% costs about €4.77 a month per €1,000 borrowed, so €1,130 supports about €236,700. The 4.0% is an assumption for the example, not a current market rate: check the lender’s own current rates. At a higher rate the percentage in the table rises, but the payment per €1,000 rises faster, so you can borrow less.

These amounts come straight from the table, before anything else is counted. Existing monthly obligations, such as a car loan, are added to the financing burden or deducted from what is allowed, and student loan repayments are always taken into account, so they lower your maximum. For a single applicant with a toetsinkomen above €30,000, the regulation allows the lender to leave up to €17,000 out of account when setting the financing burden. Lenders’ own calculators include these details.

For a breakdown of what salaries look like across the Netherlands, see the average salary guide.

The 30% Ruling Complication

Under the 30% ruling, your employer may pay up to 30% of your salary as an untaxed allowance; the employer does not have to pay the full 30%, and the allowance can be lower. From 2027 the maximum drops to 27%; if your ruling was first applied on or before 31 December 2023, you keep 30% (Rijksoverheid). Your decision runs for up to 5 years, and the end date is on the decision.

The lending rules base your maximum on your current fixed and stable income. They do not say how to treat the untaxed allowance or the end date of the ruling, so lenders follow their own policy. Ask each lender or your adviser how they count income under the 30% ruling and whether the end date affects your maximum.

For a full breakdown of the 30% ruling, see the 30% ruling guide and the 30% ruling calculator.

Buying as a Couple

If you take out the mortgage together, the lender uses the financing-burden percentage that belongs to your joint toetsinkomen. If one of you has reached state pension age and the other has not, the table for the partner with the highest income applies.

Types of Dutch Mortgages

Annuity Mortgage (Annuïteitenhypotheek)

You pay a fixed gross monthly amount for the entire term. Early in the mortgage, a large part of that payment is interest; over time you pay more capital and less interest. Interest on a loan for your own home is deductible if you repay it at least on an annuity or linear basis within 30 years. In 2026 the deduction is at no more than 37.56%, also in the top bracket. Because the interest part falls over time, so does your deduction: your gross payment stays the same, but your net monthly cost slowly rises. You also add the eigenwoningforfait to your income: 0.35% of the WOZ value for homes valued between €75,000 and €1,350,000 (Belastingdienst).

At the end of the term an annuity mortgage is fully repaid.

Linear Mortgage (Lineaire Hypotheek)

You pay back the same amount of capital every month, plus interest on the outstanding balance. Your payments are higher at the start and decrease over time as the balance falls. At the same interest rate you pay less interest in total than with an annuity mortgage, because the balance falls faster.

Interest-Only (Aflossingsvrij)

For loans taken out for the first time on or after 1 January 2013, mortgage interest is only deductible if you repay at least on an annuity or linear basis within 30 years (Belastingdienst). Interest on a new interest-only loan is therefore not deductible.

The Dutch Buying Process: Step by Step

Step 1: Get Pre-Approval (Hypotheekcheck)

Before you start seriously looking at properties, have a lender or adviser calculate how much you can borrow. ABN AMRO, for example, offers a free first orientation consultation after which you receive an orientation report with a mortgage calculation. Such a calculation is not a mortgage offer, but it tells you what price range to search in.

Step 2: Find a Property

Funda (funda.nl) is a Dutch platform for homes for sale; according to Funda, 97% of people know it as a housing platform. The site has an English version. For a comparison of the main platforms, see the Funda vs Pararius guide.

A buying agent (aankoopmakelaar) can help you find properties, advise on price and handle the offer. Hiring one is not mandatory; agents set their own fees.

Step 3: Make an Offer (Bod Uitbrengen)

You make your offer to the seller or the seller’s agent. Before making an offer, consider a building survey (bouwkundig rapport), especially for older properties.

The Amsterdam vs Rotterdam guide covers differences between the two cities if you are still deciding where to buy.

Step 4: Sign the Purchase Agreement (Koopovereenkomst)

When a private buyer buys a home, the purchase must be in writing (Dutch Civil Code, Book 7, article 2). Once you have received the signed agreement or a copy, you have 3 days to dissolve the purchase (bedenktijd). This right is for the buyer only, not the seller, and does not arise again if you buy the same home from the same seller within six months.

The agreement can require a deposit (waarborgsom) or a bank guarantee (bankgarantie); check the amount and deadline in the contract. It can also include ontbindende voorwaarden (dissolving conditions), such as a financing condition (financieringsvoorbehoud) that lets you cancel if you cannot get the mortgage approved. Make sure its deadline gives you enough time.

Step 5: Arrange Your Mortgage (Hypotheekadviseur)

With a signed koopovereenkomst, you or your adviser submit the full application to the lender. The lender establishes the value of the home, for example with a valuation report (taxatierapport), because the loan may not exceed 100% of that value.

An adviser can compare lenders for you. Given the questions around the 30% ruling and expat employment contracts, ask any adviser which lenders they work with.

Step 6: Notary Appointment (Notaris)

The notary handles two deeds:

1. Leveringsakte: the deed of transfer, which passes ownership to you.
2. Hypotheekakte: the mortgage deed, which gives the lender its security right on the property.

The age that counts for the startersvrijstelling is your age at the moment the notarial leveringsakte is signed (Belastingdienst). If you want legal advice on the contract, you can hire your own lawyer.

Step 7: Key Handover (Sleuteloverdracht)

Agree the moment of key handover with the seller. Do a final inspection (eindinspectie) before the transfer to confirm the property is in the agreed condition.

Costs to Budget For

The Netherlands uses kosten koper (k.k.): the buyer pays the transaction costs on top of the purchase price. Because the mortgage may not exceed 100% of the home’s value, you normally pay these costs from savings.

For a €350,000 home that you will live in yourself:

Some of these costs are tax-deductible in the year you pay them: advice and mediation costs of your mortgage adviser, notary costs and land registry fees for the mortgage deed, valuation costs for getting the loan and the cost of applying for NHG. Transfer tax, the agent’s fee and the notary costs for the deed of transfer are not deductible (Belastingdienst).

To compare providers for the notary, the building survey or a buying agent, you can use HuisAssist, which also has an English version. 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 notary, a building inspection and a buying agent. HuisAssist says the comparison is free and non-binding, with no account needed.

The Transfer Tax (Overdrachtsbelasting)

For a home you will live in yourself for a longer period, the rate is 2%. Under the startersvrijstelling you pay no transfer tax if all four conditions are met:

• You are 18 or older and younger than 35 when the notarial leveringsakte is signed
• You have not used the startersvrijstelling before
• The home value (including a garden, shed or garage) is no more than €555,000 in 2026
• You will live in the home yourself for a longer period

At exactly €555,000, the exemption saves 2% of €555,000, which is €11,100. Above €555,000 the exemption does not apply at all. You can also choose the 2% rate instead, to keep the exemption for a later home.

If you buy together, each of you can use the exemption if you each meet the conditions; it is calculated over the share of the home each of you acquires. The €555,000 limit applies to the value of the whole home, not to your share. A home you will not live in yourself, such as a second home or a home to rent out, is taxed at 8%.

National Mortgage Guarantee (NHG)

In 2026 you can take out a mortgage with NHG up to €470,000, or €498,200 with energy-saving measures (NHG). According to NHG:

• Lower interest rate: you get a discount on your mortgage interest rate. How much differs per lender, so compare the NHG and non-NHG offers.
• Safety net: if you have to sell the home through no fault of your own and it sells for less than the mortgage, the residual debt is in most cases waived. NHG names job loss and divorce as examples of circumstances in which it can help.

The 2026 one-off NHG fee (borgtochtprovisie) is 0.4% of the loan amount: on a €350,000 mortgage, that is €1,400. Whether you qualify depends on NHG’s Voorwaarden en normen; NHG does not distinguish between types of home.

Expat-Specific Challenges

The 30% Ruling Expiry

Your mortgage payment does not change when your 30% ruling ends, but your net income falls because more of your salary is taxed. Check whether you can still afford the payments after the end date on your decision. The box 3 tax savings guide covers other tax considerations.

Temporary Residence Permits

If your residence permit depends on your job and you leave that job, your residence status can change. That does not affect the mortgage itself: the debt remains yours. Think about this before committing to a long mortgage.

International Income

If you earn in a currency other than euros, or part of your income comes from abroad, ask the lender how it assesses that income. ABN AMRO, for example, offers a mortgage in a foreign currency.

Currency Transfer for the Deposit

If your savings are abroad, you need to move them to the Netherlands in time for the deposit and the notary date. Wise is one option for transferring money from abroad:

Transfer money via Wise

For a full review, see the Wise review for expats.

Banking Setup

You will need a bank account for your monthly payments. For a comparison of two of the major banks, see ING vs Rabobank for expats.

Mortgage Advisors for Expats

Working with a hypotheekadviseur is not legally required. Because of the provisieverbod, an adviser may not build the cost of mortgage advice into the product: you pay the adviser directly, by hourly rate, fixed fee or subscription (AFM). The fee may not be “manifestly unreasonable”.

Look for advisers who explicitly state experience with:

• Expat and international income cases
• 30% ruling holders
• Non-EU applicants
• Self-employed foreigners

Questions to ask any adviser:

1. How do the lenders you work with count income under the 30% ruling, and its end date?
2. Which lenders do you compare, and which accept my employment type?
3. What is the realistic timeline given my situation?
4. How do you charge (hourly, fixed fee or subscription), and what does the fee include?

The cost of living guide gives context on budgeting for property costs alongside other living expenses.

Planning Your Finances

Buying a house is a large financial decision. Use the tools on this site, such as the salary after tax calculator and the cost of living calculator, to see what you have left each month.

A few practical points:

• Get a mortgage calculation before you start seriously looking. You will know your price range when you find the right property.
• Budget for the full kosten koper from savings. The mortgage may not exceed the home’s value, so transfer tax and the other costs come on top.
• The 3-day cooling-off period is short. If you have doubts about the survey or the price, address them immediately.
• Prices differ by location. The best cities guide covers the trade-offs between cities.

Frequently Asked Questions

Can expats get a mortgage in the Netherlands? Yes. The lending rules look at your income and the value of the home, not your nationality. Lenders add their own conditions, for example on your residence permit.

How much can I borrow for a Dutch mortgage? That follows from the 2026 table in the Tijdelijke regeling hypothecair krediet. At an assumed 4.0% test rate, a single gross income of €60,000 gives about €236,700. The loan may not exceed 100% of the home’s value, and existing debts lower the maximum.

Does the 30% ruling affect my mortgage? It can. The lending rules do not say how to treat the untaxed allowance, so each lender has its own policy. Ask your adviser how a specific lender treats 30% ruling income and the end date of your ruling.

What is NHG and do I qualify? NHG (Nationale Hypotheek Garantie) is a guarantee on mortgages up to €470,000 in 2026 (€498,200 with energy-saving measures). According to NHG it gives a discount on the interest rate and, if you have to sell through no fault of your own, the residual debt is in most cases waived. The one-off fee is 0.4% of the loan.

What does it cost to buy a house in the Netherlands? On a €350,000 home: transfer tax of 2% = €7,000 (or €0 with the startersvrijstelling), plus €1,400 for NHG on a €350,000 loan. Notary, valuation, adviser, survey and buying agent come on top at each provider’s own rates.

Do I need a permanent contract to get a Dutch mortgage? No. A temporary contract with an intentieverklaring counts the same as a permanent one (NHG). Without fixed income, the lender can use your average income over the last three years, or after at least twelve months your current income if an expert analysis shows it is stable.

Which banks offer mortgages to expats in the Netherlands? The lending rules do not require Dutch nationality; each lender has its own conditions. ABN AMRO, for example, offers the whole mortgage process in English. An independent adviser can compare lenders for your situation.

How long does the Dutch mortgage process take? That depends on the lender and your documents. The fixed legal term is the buyer’s 3-day cooling-off period after receiving the signed purchase agreement; agree a financing condition with a deadline that gives you enough time.

Final Thoughts

Getting a mortgage as an expat in the Netherlands works under the same rules as for everyone else: your income and the value of the home set the maximum. The parts that need extra attention are kosten koper, the 30% ruling and the notary process.

Two steps help most: get a mortgage calculation before you start looking seriously, and ask any lender or adviser how they treat 30% ruling income and your contract type.

For the financial side of life in the Netherlands beyond housing, the cost of living guide is a good next read. And if you are still deciding where to settle, the Amsterdam vs Rotterdam comparison covers differences between the two cities.