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€1.5-3.5k
Typical advisor fee
~€435k
NHG limit (2025)
20+
Lenders compared
200+
De Hypotheker locations
What are mortgage advisors?
A mortgage advisor (hypotheekadviseur) is a licensed professional who helps you navigate the mortgage process: assessing your financial situation, comparing products from multiple lenders, preparing your application, and guiding you through to completion. In the Netherlands, mortgage advice is a regulated activity requiring a WFT (Wet op het financieel toezicht) license from the AFM.
There are two types of mortgage advisors:
Independent advisors (onafhankelijk adviseurs) compare mortgages from all or most lenders in the market. They are not employed by any bank and work for you, the client. They charge a fee directly to you, typically 1,500-3,500 EUR for full advice and application handling. Because they are not tied to any lender, they can genuinely find the best deal for your situation. Major independent advisory firms include De Hypotheker (the largest chain with 200+ locations), Hypotheek Visie, and various independent local advisors.
Tied advisors (gebonden adviseurs) work for a specific bank and can only offer that bank's mortgage products. They are typically free of charge (the bank pays them), but you only see one lender's products. This may be suitable if you already know which bank you want, but you miss potential savings from other lenders. Examples: going directly to ING, Rabobank, or ABN AMRO for mortgage advice.
For expats in the Netherlands, specialized mortgage advisors are particularly valuable. Expat mortgage specialists understand the complexities of foreign income documentation, 30% ruling implications, temporary contracts, and lenders' varying policies toward non-Dutch nationals. General advisors may lack this expertise, potentially resulting in a rejected application or suboptimal product choice.
The cost of a good advisor typically pays for itself. An advisor who finds you a 0.1% lower interest rate on a 300,000 EUR mortgage saves you approximately 3,000 EUR over 10 years, exceeding their fee.
Frequently asked questions
It is not legally required but highly recommended. Dutch mortgage rules are complex, and an independent advisor compares rates from 30-40 lenders. They typically save you more than their fee (€1,500-3,500) by finding the best rate and structure for your situation.
Yes, many Dutch lenders offer mortgages to expats. Key factors: you need a BSN number, a Dutch work contract (permanent is preferred, but some lenders accept temporary contracts), and sufficient income. The 30% ruling income counts as full salary for mortgage purposes. Specialized expat mortgage advisors know which lenders to approach.
Typically: passport, BSN, employment contract, 3 months payslips, employer's statement (werkgeversverklaring), tax returns (if self-employed), bank statements, and proof of any debts or student loans. An expat mortgage advisor can help you gather the right documents.
Costs vary by country and advisor type. In the Netherlands, independent advisors charge EUR 1,500 to EUR 3,500 as a flat fee. In the UK, many brokers offer "fee-free" advice funded by lender commissions. In France and Germany, advisors (courtiers) often take 1% of the loan amount. Always ask upfront whether the advisor charges a fee, earns commission, or both.
An independent advisor can compare offers from multiple lenders, potentially saving you thousands in interest over the mortgage term. Going direct means you only see one bank's products. Advisors are especially valuable for complex cases: self-employed borrowers, expats, or those buying in a foreign country. For straightforward cases with a strong financial profile, comparing directly may be sufficient.
Yes, mortgage advisors must be authorised in most EU countries under the Mortgage Credit Directive (2014/17/EU). In the Netherlands, they need an AFM licence. In the UK, FCA authorisation is required. In Germany, they must register under Section 34i of the Trade Regulation Act. Always verify your advisor's registration with the national financial authority before engaging them.
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