Complete Guide to Expat Mortgages in the Netherlands (2026)

Buying a home in the Netherlands as an expat is absolutely possible—and thousands of internationals do it every year. This comprehensive 2026 guide covers everything you need to know about getting an expat mortgage, from eligibility to approval.

Are Expats Eligible for Dutch Mortgages?

Yes! Foreign nationals can get mortgages in the Netherlands. However, your eligibility depends on several factors that Dutch banks consider carefully:

Residence Status

• EU/EEA citizens: Full access to all Dutch mortgage products, treated identically to Dutch nationals. See our EU vs Non-EU guide.
• Non-EU with work permit: Most banks accept highly skilled migrants (kennismigrant), though some have specific visa requirements. Check our Highly Skilled Migrant Visa guide.
• Permanent residents: Treated similarly to Dutch nationals by all lenders.

Employment Requirements

Your employment situation significantly impacts your mortgage options:

• Permanent contract (vast contract): The gold standard. All banks accept this, and your full salary counts toward your mortgage capacity.
• Temporary contract: Many banks accept these, especially if you work in a stable sector. See our temporary contract guide.
• Self-employed (ZZP): Possible with 2-3 years of financial history. Our freelancer mortgage guide explains the details.
• Probation period: Some banks accept applications during probation, especially for highly skilled migrants with strong employer letters.

How Much Can Expats Borrow?

The maximum mortgage for expats follows the same calculation as for Dutch residents:

• Income-based maximum: 4-5x your gross annual income (depending on interest rates)
• Property-based maximum: Up to 100% of the appraised property value

Use our Dutch mortgage calculator for a personalized estimate based on your income and situation.

Partner Income

Good news for couples: the Netherlands counts 100% of both incomes toward your mortgage capacity. If you earn €70,000 and your partner earns €50,000, your combined capacity is based on €120,000—not a discounted amount.

The 30% Ruling Impact

If you have the 30% ruling, your gross income remains the same for mortgage calculations (mortgages are based on gross, not net income). However, your higher net income improves affordability. Read our detailed 30% ruling mortgage guide.

The Mortgage Application Process

Here's what to expect when applying for an expat mortgage in the Netherlands:

Which Dutch Banks Work with Expats?

Not all Dutch banks are equally expat-friendly. Here's what we see in practice:

• Most expat-friendly: ABN AMRO, ING, Rabobank, and several smaller lenders have dedicated expat teams or policies.
• Selective acceptance: Some banks accept expats but have specific requirements for visa types or contract duration.
• Limited expat experience: Local credit unions (Volksbanken) and some smaller lenders may lack experience with international documentation.

As expat mortgage specialists, we work with all lenders and know exactly which ones suit your specific situation.

Common Challenges and Solutions

Challenge: No Dutch credit history

Solution: Unlike some countries, the Netherlands doesn't rely heavily on credit scores. Your income and debt documentation matters more. A BKR check shows existing debts, but no history is fine.

Challenge: Temporary contract

Solution: Many banks now accept temporary contracts, especially in sectors with high demand (tech, healthcare, finance). An employer letter confirming intent to extend helps significantly.

Challenge: Recently arrived in the Netherlands

Solution: You don't need to live here for years. Some lenders accept applications from day one if you have a valid work permit and contract. Others prefer 3-6 months of payslips.

Challenge: Foreign income or assets

Solution: Foreign income can sometimes be partially counted, and foreign assets for down payment are accepted with proper documentation. We help navigate these complexities.

Costs to Budget For

Beyond the property price, prepare for these costs from your own savings:

• Transfer tax: 0% (first-time buyers under 35) or 2% of purchase price
• Notary fees: €1,500-€2,500
• Mortgage advisor: €2,000-€3,500
• Valuation: €500-€800
• Bank fees: €0-€750

Total: budget 4-6% of property value in savings. Use our buyer costs calculator for a precise estimate.