Buying a house in the Netherlands as an expat can feel overwhelming—different rules, unfamiliar processes, and often a language barrier. This step-by-step 2026 guide walks you through the entire Dutch home buying journey, from house hunting to getting your keys.
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Step 1: Understand Your Budget
Before looking at a single property, know what you can afford. This involves two calculations:
- Maximum mortgage: Based on your income and current interest rates. Use our Dutch mortgage calculator.
- Required savings: You need 4-6% of the property value for additional costs that can't be mortgaged. Our buyer costs calculator shows the exact amount.
Example: If you can get a €400,000 mortgage and have €25,000 in savings, you could buy properties up to around €400,000 with enough left for costs.
Step 2: Get Pre-Qualified
Before house hunting seriously, get a mortgage pre-qualification. This isn't a formal approval, but confirms:
- Your estimated maximum mortgage
- Whether there are any issues with your eligibility
- What documentation you'll need
At Expat Mortgage Pro, pre-qualification is free and typically takes one consultation. Book yours here.
Step 3: Find Your Home
House hunting in the Netherlands typically involves:
Popular Property Websites
- Funda.nl: The dominant Dutch property portal (like Rightmove or Zillow)
- Pararius.nl: Often has English listings, popular with expats
- Jaap.nl: Another major portal with good coverage
Consider a Buying Agent (Aankoopmakelaar)
Unlike many countries, buyers often hire their own real estate agent in the Netherlands. A buying agent helps with:
- Finding suitable properties
- Negotiating the price
- Navigating the Dutch buying process
- Reviewing contracts
Cost: typically €3,000-€7,000 or 1-2% of purchase price. For expats unfamiliar with the Dutch market, a buying agent is highly recommended.
Step 4: Make an Offer (Bod)
When you find a property you want, you make a bid (bod). Unlike some countries, the asking price isn't fixed—especially in competitive markets, you may need to bid over asking.
Key Points About Bidding
- Bids are usually made verbally through your buying agent
- Nothing is legally binding until the purchase agreement is signed
- You can bid with conditions (financing, building inspection, etc.)
- In competitive markets, bidding "subject to financing" may weaken your offer
Step 5: Sign the Purchase Agreement (Koopovereenkomst)
Once your offer is accepted, you sign the purchase agreement. This is a critical document that outlines all terms of the sale. Learn more in our purchase agreement guide.
Essential Clauses for Expats
- Financieringsvoorbehoud (financing clause)
If you can't get a mortgage, you can withdraw without penalty. Usually 4-6 weeks.
- Bouwkundige keuring voorbehoud (building inspection clause)
Allows withdrawal if serious defects are found. Highly recommended for older properties.
- Three-day cooling-off period
Dutch law gives you 3 days after signing to withdraw for any reason.
Step 6: Pay the Deposit (Waarborgsom)
After signing, you typically pay a 10% deposit (waarborgsom) to the notary. Alternatively, your bank can provide a bank guarantee (bankgarantie), which is common for expats who prefer not to transfer large sums immediately.
Step 7: Complete Mortgage Application
Now comes the formal mortgage application. You'll need to provide full documentation—see our complete document checklist.
Timeline: 2-4 weeks for most applications. Complex cases (self-employed, multiple income sources) may take longer.
Step 8: Property Valuation (Taxatie)
The bank requires an independent valuation of the property. This confirms the property is worth what you're paying. The valuer is arranged through your mortgage advisor and costs €500-€800.
Step 9: Receive Mortgage Offer (Hypotheekofferte)
Once approved, you receive a binding mortgage offer. Review carefully—check the interest rate, conditions, and any special clauses. You typically have 2-4 weeks to accept.
Step 10: Transfer at Notary (Overdracht)
The final step! On the transfer date, you visit the notary to sign:
- Transfer deed (leveringsakte): Transfers property ownership
- Mortgage deed (hypotheekakte): Registers the mortgage
You'll pay all remaining costs, and you receive the keys. Congratulations—you're a Dutch homeowner!
Timeline Overview
| Step | Typical Duration |
|---|---|
| Pre-qualification | 1-2 days |
| House hunting | 1-6 months |
| Offer to accepted | 1-2 weeks |
| Sign purchase agreement | 1 week |
| Mortgage application to offer | 2-4 weeks |
| Offer to transfer | 4-8 weeks |
Total from offer to keys: typically 2-3 months.
Start Your Home Buying Journey
Emma de Vries
Wft-Certified Financial Planner
Emma is a Wft-Certified Financial Planner specializing in mortgage solutions for international clients. She has helped over 500 expat families find their dream homes.