Expat Mortgage Netherlands
Buying a home in the Netherlands as an expat? We specialize exclusively in helping internationals navigate the Dutch mortgage market. Expert advice in English, access to 100+ lenders, and deep understanding of your unique situation.
1,500+
Expats Helped
100+
Partner Lenders
4.9/5
Client Rating
3 wks
Avg. Approval
What is an Expat Mortgage?
An expat mortgage is a home loan specifically designed for internationals living in the Netherlands. While the core product is the same as a Dutch mortgage, expat mortgages account for the unique circumstances of international professionals.
What Makes Expat Mortgages Different?
- Acceptance of foreign income documentation
- Understanding of 30% ruling tax benefits
- Flexibility with temporary contracts
- English-speaking advisors and processes
- Experience with visa and residence permits
- Knowledge of international banking systems
Who Qualifies as an Expat?
For mortgage purposes, you're considered an expat if you:
- Moved to the Netherlands from another country
- Have international income or documentation
- Hold a residence permit (non-EU nationals)
- Benefit from the 30% ruling
- Work for an international company
- Are a highly skilled migrant (kennismigrant)
How Much Can Expats Borrow?
Your maximum mortgage as an expat depends on several factors. In the Netherlands, lenders use standardized calculations based on your income, but the specifics can vary significantly based on your situation.
Income Multiplier
Typically 4-5x your gross annual income, depending on current interest rates
Maximum LTV: 100%
You can borrow up to 100% of the property value (additional costs from savings)
Partner Income
Both incomes are fully counted when applying together
Example Calculation
* This is a simplified example. Actual amounts depend on interest rates, contract type, debts, and lender criteria.
Expat Mortgage Solutions for Every Situation
We've helped expats from over 50 countries with all types of employment situations. Here's what we see most often in our practice.
Permanent Contract
The most straightforward path. With a permanent Dutch employment contract, you'll have access to the best rates and highest borrowing capacity.
Learn moreTemporary Contract
Many lenders accept temporary contracts, especially with 6+ months remaining or intent to renew. We know which lenders are most flexible.
Learn moreHighly Skilled Migrant
Kennismigranten (knowledge migrants) often have strong profiles. Your visa status and income level work in your favor for mortgage approval.
Learn more30% Ruling Holders
We specialize in optimizing mortgages for 30% ruling beneficiaries. Your higher net income can work to your advantage.
Learn moreSelf-Employed (ZZP)
Freelancers and entrepreneurs can get mortgages with 1-3 years of accounts. We work with lenders who understand self-employment.
Learn moreNon-EU Nationals
Valid residence permit holders from outside the EU can access Dutch mortgages. We navigate the additional requirements with you.
Learn moreHow Our Expat Mortgage Process Works
From first contact to key handover in 8-12 weeks on average. We handle the complexity so you can focus on finding your perfect home.
Free Consultation
We assess your situation, explain your options, and calculate your borrowing capacity.
Lender Comparison
We compare offers from 100+ lenders to find the best rates and terms for you.
Application
We prepare and submit your mortgage application, handling all documentation.
Keys in Hand
Mortgage approved, notary appointment set, and you receive your new home keys.
Frequently Asked Questions
Common questions about expat mortgages in the Netherlands.
Can expats get a mortgage in the Netherlands?
Yes, expats can absolutely get a mortgage in the Netherlands. Dutch banks and lenders actively offer mortgages to internationals, whether you're from the EU or outside. The key requirements are a valid residence permit (for non-EU), proof of income, and typically a Dutch bank account. Some lenders specialize in expat mortgages and understand the unique situations of internationals.
How much can I borrow as an expat in the Netherlands?
As an expat, you can typically borrow 4-5 times your gross annual income, similar to Dutch nationals. The exact amount depends on your income, existing debts, interest rates, and the property value. With a partner's income, you can increase your borrowing capacity. Use our free mortgage calculator to get a personalized estimate.
Do I need a permanent contract for a Dutch mortgage?
While a permanent contract (vast contract) makes mortgage approval easier, it's not always required. Many lenders accept temporary contracts, especially if you've been employed for at least 6 months or work in a high-demand profession. Self-employed expats can also qualify with 1-3 years of financial history.
What is the maximum Loan-to-Value (LTV) for expats?
The maximum LTV in the Netherlands is 100% of the property value for all buyers, including expats. This means you can finance the entire purchase price with a mortgage. However, you'll need to cover additional costs (typically 4-10% of the property value) from your own savings.
How does the 30% ruling affect my mortgage?
The 30% ruling doesn't directly increase your maximum mortgage (which is based on gross income), but it does mean you have more net income available for monthly payments. Some lenders view this favorably and may offer better terms. We specialize in helping expats maximize their mortgage potential with the 30% ruling.
What documents do I need for an expat mortgage?
Typical documents include: valid passport/ID, residence permit (non-EU), employment contract, recent payslips (3 months), annual statement (jaaropgave), bank statements, and proof of savings. If you have the 30% ruling, you'll need the official decision letter. We guide you through the exact requirements.
Ready to Get Your Expat Mortgage?
Book a free consultation with our expat mortgage specialists. We'll assess your situation, explain your options, and help you take the first step toward homeownership.