How to get a mortgage as an expat in the Netherlands (2026)

What you need to know

Getting a mortgage (hypotheek) as an expat in the Netherlands is entirely possible, but the process has some unique features compared to other European countries. Dutch mortgages are among the most generous in Europe in terms of loan-to-value ratios, and the tax system offers significant deductions on mortgage interest. However, lenders will assess your income, residency status, and employment contract carefully. This guide walks through the full process from eligibility to completion.

Last verified: 2026-03-24.

Can expats get a Dutch mortgage?

Yes. Dutch banks and mortgage providers lend to expats, provided you meet their income and residency requirements. Having a permanent employment contract (vast contract) significantly improves your chances and may qualify you for better rates. However, many lenders also accept temporary contracts, self-employment income, and even the 30% ruling income, though the terms may differ.

Your nationality does not typically affect eligibility. What matters most is your income stability, the type of employment contract you hold, and whether you are registered in the Netherlands (Basisregistratie Personen, or BRP).

How much can you borrow?

In the Netherlands, you can borrow up to 100% of the property's appraised value (taxatiewaarde). This is unusually high by European standards, where many countries require a 10% to 20% down payment. However, you will need to cover additional costs out of pocket, including transfer tax (overdrachtsbelasting), notary fees, mortgage advisor fees, and appraisal costs. These typically add up to 4% to 6% of the purchase price.

The maximum amount you can borrow depends on your gross annual income and any existing debts. Lenders use standardised norms (Nibud) set by the Dutch government to calculate your maximum mortgage. If you benefit from the 30% ruling, be aware that some lenders will use your full gross salary while others only count the taxable portion (70%), which significantly affects your borrowing capacity.

Mortgage types in the Netherlands

The most common mortgage type in the Netherlands is the annuity mortgage (annuiteitenhypotheek), where your monthly payment stays the same but the split between interest and principal changes over time. This is also the only type that qualifies for full mortgage interest deduction (hypotheekrenteaftrek) for new mortgages.

A linear mortgage (lineaire hypotheek) has decreasing monthly payments because you repay the principal in equal instalments while the interest portion shrinks. Total interest paid is lower than with an annuity mortgage, but initial payments are higher.

Interest-only mortgages (aflossingsvrije hypotheek) are still available but only for a portion of the loan (up to 50% of the property value), and the interest on the interest-only portion is not tax-deductible for new mortgages taken out after 2013.

Fixed interest periods

Dutch mortgages typically have a maximum term of 30 years, and you choose a fixed interest period within that term. Common fixed periods are 1, 5, 10, 15, 20, or 30 years. Longer fixed periods give you more payment certainty but generally come with higher rates.

A 10-year fixed period is the most popular choice in the Netherlands, balancing rate security with flexibility. At the end of your fixed period, you can renegotiate the rate with your current lender or switch to a different provider.

The NHG guarantee (Nationale Hypotheek Garantie)

If the property value is below the NHG limit (EUR 435,000 in 2026 for energy-efficient homes, EUR 405,000 standard), you may qualify for the Nationale Hypotheek Garantie. NHG acts as a government-backed guarantee, which typically results in a 0.10% to 0.60% lower interest rate. The one-time NHG premium is 0.6% of the mortgage amount.

NHG also provides a safety net: if you are forced to sell your home at a loss due to circumstances beyond your control (such as divorce, disability, or involuntary unemployment), NHG may cover the remaining debt. For expats, this can provide valuable peace of mind.

Mortgage interest deduction (hypotheekrenteaftrek)

One of the most significant financial benefits of homeownership in the Netherlands is the mortgage interest deduction. You can deduct mortgage interest on your primary residence from your taxable income in Box 1. The maximum deduction rate has been gradually decreasing and in 2026 is capped at 36.97%.

To qualify for the full deduction, your mortgage must be either an annuity or linear type, and you must fully repay the loan within 30 years. The deduction applies for a maximum of 30 years from the date the mortgage begins. For expats on the 30% ruling, the deduction still applies to the taxable portion of your income.

Transfer tax (overdrachtsbelasting)

When buying a property in the Netherlands, you pay transfer tax on the purchase price. The current rates are 0% for first-time buyers aged 18 to 35 (for properties up to a certain value), 2% for primary residences, and 10.4% for investment properties. As an expat buying your first home to live in, you will typically pay 2%, unless you qualify for the first-time buyer exemption.

The buying process step by step

• Step 1: Determine your budget. Use the Nibud income norms to estimate your maximum mortgage. A mortgage advisor can run the exact calculation based on your income and debts.
• Step 2: Get a mortgage pre-approval (hypotheekverklaring). This is not binding but shows sellers you are a serious buyer with financing capacity.
• Step 3: Find a property and make an offer. In the Netherlands, buying through a real estate agent (aankoopmakelaar) is common and advisable, especially for expats unfamiliar with the market.
• Step 4: Sign the purchase agreement (koopovereenkomst). You have a three-day cooling-off period after signing. Include a financing clause (voorbehoud van financiering) to protect yourself if the mortgage is not approved.
• Step 5: Arrange the mortgage. Work with a mortgage advisor or apply directly with a lender. You will need an appraisal (taxatie) and possibly a building survey (bouwkundige keuring).
• Step 6: Notarial completion (passeren). A notary (notaris) handles the legal transfer, mortgage deed, and registration with the land registry (Kadaster). You receive the keys on completion day.

Using a mortgage advisor

In the Netherlands, working with an independent mortgage advisor (hypotheekadviseur) is very common. An advisor compares offers from multiple lenders, handles the application process, and provides personalised advice based on your financial situation. For expats, an advisor who understands the 30% ruling, temporary contracts, and international income structures is particularly valuable.

Advisor fees typically range from EUR 1,500 to EUR 3,500 depending on the complexity of your situation. Platforms like De Hypotheker offer advisory services with branches across the Netherlands.

Key mortgage platforms for expats in the Netherlands

Platform	Type	Notes
De Hypotheker	Advisor chain	Largest mortgage advisory chain in NL, branches nationwide
ABN AMRO Hypotheken	Bank	One of the big three Dutch banks, offers mortgages directly
ING Hypotheken	Bank	Major Dutch bank, online mortgage tools available
Rabobank Hypotheken	Bank	Strong in rural areas, cooperative banking model
Obvion	Online lender	Rabobank subsidiary, online-focused mortgage provider

Browse all mortgage providers on the Capmap mortgage comparison page.

Common challenges for expats

The 30% ruling complication

If you have the 30% ruling, lenders may calculate your borrowing capacity differently. Some use your full gross salary (before the 30% tax-free allowance), while others only use the taxable 70%. This can result in significant differences in how much you can borrow depending on which lender you approach. An experienced mortgage advisor can help you identify lenders with the most favourable calculation method for your situation.

Temporary employment contracts

With a temporary contract (tijdelijk contract), many lenders will still offer a mortgage, especially if you have a positive employer declaration (intentieverklaring) stating the intent to offer a permanent contract. Some lenders accept temporary contracts without this declaration if you work in a high-demand profession (such as IT, healthcare, or engineering).

Self-employment

Self-employed expats (ZZP'ers) typically need at least three years of financial history to qualify for a Dutch mortgage. Some specialist lenders may accept one to two years of accounts, but rates and conditions are generally less favourable.

Costs to budget for

Cost item	Typical amount
Transfer tax	2% of purchase price (0% for qualifying first-time buyers)
Notary fees	EUR 700 - EUR 1,500
Mortgage advisor fee	EUR 1,500 - EUR 3,500
Appraisal (taxatie)	EUR 400 - EUR 700
Building survey	EUR 300 - EUR 600 (optional)
NHG premium	0.6% of mortgage (if applicable)
Buying agent (aankoopmakelaar)	EUR 2,000 - EUR 5,000 or 1% to 2% of price

Summary

Getting a mortgage as an expat in the Netherlands is a well-trodden path. The Dutch system is transparent, well-regulated, and offers attractive features like 100% loan-to-value ratios, the NHG guarantee, and mortgage interest tax deductions. The key steps are understanding your budget based on the Nibud norms, choosing between annuity and linear mortgage types, finding a lender comfortable with your employment situation, and working with a good mortgage advisor who understands expat-specific challenges.

For more on mortgage providers in the Netherlands, browse the Capmap mortgage directory.

This article is educational content, not financial advice. Always do your own research before making financial decisions. Fees and features may change - verify current details on the platform's official website. Last verified: 2026-03-24.

Disclaimer

This article is for educational purposes only and does not constitute financial, tax, or investment advice. Capmap.eu is an independent comparison platform — we do not provide personal recommendations. Always verify current fees, rates, and regulations with the provider or a qualified adviser before making financial decisions. Information was accurate at the time of writing but may have changed.