Indian Expat Mortgage in the Netherlands
As an Indian professional in the Netherlands—often here on an HSM visa with the 30% ruling—you're well-positioned to buy property. Here's your complete guide to Dutch mortgages.
The Indian Expat Advantage
Indian professionals—particularly in IT, engineering, and finance—are among the fastest-growing expat communities in the Netherlands. Many arrive on highly skilled migrant (HSM/kennismigrant) visas with the 30% ruling, creating an excellent profile for Dutch mortgage applications.
Strong Employment
Major tech companies like ASML, Booking.com, Philips employ many Indian professionals with excellent contracts.
30% Ruling
Most Indian expats qualify for the 30% ruling, significantly increasing net income.
HSM Visa
The highly skilled migrant visa is well-understood by Dutch banks and considered stable.
HSM Visa and Your Mortgage
The Highly Skilled Migrant (kennismigrant) visa is treated favorably by Dutch banks. Key considerations:
What Banks Like
- • HSM indicates high income and job security
- • Typically employed by established companies
- • Renewable visa tied to skilled employment
- • Well-defined legal status
Considerations
- • Some banks prefer 6+ months in current role
- • Visa validity checked (needs enough remaining)
- • Probation period may delay application
- • Some prefer permanent contract or intention letter
30% Ruling and Your Mortgage
Most Indian expats have the 30% ruling. Here's how it affects your mortgage:
The Reality of 30% Ruling & Mortgages
- Gross income still matters: Dutch mortgages are calculated on gross income. The 30% ruling doesn't directly increase your borrowing capacity.
- Better affordability: Your higher net income means monthly payments are more comfortable, and you can save for costs faster.
- Some bank flexibility: A few lenders view 30% ruling holders favorably and may offer slightly better terms.
Plan for When It Ends
The 30% ruling lasts 5 years (reduced from 8 in 2024). When planning your mortgage, consider how you'll afford payments after the ruling ends and your net income drops. Banks may factor this into their assessment.
Documents You'll Need
Standard Dutch mortgage documents apply, plus some specifics for Indian applicants:
- Valid Indian passport with Dutch residence permit
- HSM visa/residence permit (kennismigrantvergunning)
- 30% ruling decision letter from tax authorities
- Employment contract (in English or Dutch)
- Recent payslips (3 months minimum)
- Employer declaration letter (werkgeversverklaring)
- Bank statements (Dutch bank preferred, 3 months)
IT Contract Types & Mortgages
Many Indian professionals work through various IT contract structures. Here's how banks view them:
Direct Permanent Contract
Best scenario. Full income counts, all banks accept. Companies like ASML, Philips, Booking.com typically offer these.
Contractor via Payroll Company
If you're employed by a payrolling company (like Yacht, Blue Lynx) with a permanent contract there, most banks accept this. The contracting company is your employer.
Fixed-Term IT Contract
Accepted by many banks if you're in IT sector with 6+ months remaining. Some banks ask for intention to renew letter from employer.
"Indian IT professionals are among our most prepared clients. They often have excellent documentation, stable employment at top companies, and the 30% ruling. The combination of HSM visa + 30% ruling + tech salary creates a very strong mortgage profile."
Hans van der Berg
Senior Mortgage Advisor, AFM Registered
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