Question 1

Can expats get a mortgage in the Netherlands?

Accepted Answer

Yes, absolutely! Expats from both EU and non-EU countries can get mortgages in the Netherlands. There are no restrictions on foreign property ownership. The main requirements are a valid residence permit (for non-EU nationals), proof of income, and typically a Dutch bank account. Many lenders actively welcome expat clients.

Question 2

How much can I borrow as an expat?

Accepted Answer

As an expat, you can typically borrow 4-5 times your gross annual income, depending on current interest rates and your specific situation. The maximum Loan-to-Value (LTV) in the Netherlands is 100% of the property value. If you have a partner, both incomes are fully counted. Use our free mortgage calculator for a personalized estimate.

Question 3

Do I need a permanent contract for a Dutch mortgage?

Accepted Answer

No, a permanent contract is not always required. While it makes approval easier, many lenders accept temporary contracts—especially if you've been employed for at least 6 months, work in a high-demand profession, or have a letter of intent from your employer. Self-employed expats can also qualify with 1-3 years of financial history.

Question 4

What documents do I need for a mortgage application?

Accepted Answer

Typical documents include: valid passport/ID, residence permit (non-EU), employment contract, recent payslips (3 months), annual statement (jaaropgave), bank statements (3 months), and proof of savings. If you have the 30% ruling, you'll need the official decision letter. Self-employed applicants need 2-3 years of accounts.

Question 5

What is the 30% ruling?

Accepted Answer

The 30% ruling is a Dutch tax advantage for highly skilled migrants. It allows employers to pay 30% of an employee's salary tax-free as a reimbursement for extraterritorial costs. This means you pay income tax on only 70% of your salary, significantly increasing your net income.

Question 6

How does the 30% ruling affect my mortgage?

Accepted Answer

Mortgage calculations are based on gross income, not net, so the 30% ruling doesn't directly increase your maximum mortgage. However, your higher net income means you have more available for monthly payments. Some lenders view this favorably and may offer better terms. We specialize in optimizing mortgages for 30% ruling holders.

Question 7

What happens to my mortgage if I lose the 30% ruling?

Accepted Answer

If you lose the 30% ruling, your net income decreases but your mortgage payments remain the same. This is something to plan for. We always factor in the 30% ruling duration when calculating affordability to ensure you can comfortably manage payments after it ends.

Question 8

What types of mortgages are available in the Netherlands?

Accepted Answer

The main types are: Annuity mortgages (most common - equal monthly payments with decreasing interest over time), Linear mortgages (decreasing payments as principal reduces), and Interest-only mortgages (limited availability, strict conditions). Most expats choose annuity mortgages for predictable payments.

Question 9

What are current mortgage rates for expats?

Accepted Answer

Mortgage rates fluctuate based on market conditions, fixed-rate periods, and LTV. As of 2025, rates typically range from 3.5% to 5% depending on the fixed period (5, 10, 20, or 30 years). Expats generally receive the same rates as Dutch nationals. We compare rates from 100+ lenders to find the best deal.

Question 10

Should I fix my interest rate? For how long?

Accepted Answer

This depends on your risk tolerance and plans. Shorter fixed periods (5-10 years) usually have lower initial rates but risk increasing later. Longer periods (20-30 years) offer stability but may have higher rates. Consider how long you plan to stay in the Netherlands. We can model different scenarios for you.

Question 11

What is NHG and can expats get it?

Accepted Answer

NHG (Nationale Hypotheek Garantie) is a national mortgage guarantee that offers lower interest rates and protects you if you can't pay due to circumstances like unemployment or divorce. Expats can qualify if buying a property under €435,000. The one-time premium is 0.6% of the mortgage amount.

Question 12

How long does it take to buy a house in the Netherlands?

Accepted Answer

From starting your search to getting keys typically takes 3-6 months. After finding a property and having your offer accepted, the mortgage process takes about 4-6 weeks. The period between signing the purchase agreement and notary transfer is usually 6-10 weeks.

Question 13

Do I need a buying agent (aankoopmakelaar)?

Accepted Answer

While not legally required, a buying agent is highly recommended, especially for expats unfamiliar with Dutch practices. They represent YOUR interests (unlike the selling agent), help with bidding strategy, negotiate on your behalf, and guide you through the process. Typical fees are €2,500-4,000 or a percentage of the purchase price.

Question 14

What are resolutive conditions?

Accepted Answer

Resolutive conditions (ontbindende voorwaarden) are clauses in your purchase agreement allowing you to withdraw under specific circumstances. Common conditions include: financing (mortgage approval), building inspection, and sale of current property. They typically have 6-week deadlines and protect you from losing your deposit.

Question 15

What costs should I budget beyond the purchase price?

Accepted Answer

Budget for: transfer tax (0-2%), notary fees (~€2,000-3,500), mortgage advisor fee (~€2,000-3,500), valuation (~€500-800), and possibly a buying agent (~€3,000-6,000) and building inspection (~€300-500). Total: approximately 4-10% of the property price. These cannot be included in your mortgage.

Question 16

Can freelancers (ZZP) get a mortgage?

Accepted Answer

Yes, freelancers and self-employed individuals can get mortgages, though requirements are stricter. Most lenders require 2-3 years of accounts, though some accept 1 year for certain professions. Your mortgage capacity is based on average profit over the review period. We work with lenders who understand self-employment.

Question 17

What if I earn income from multiple sources?

Accepted Answer

Multiple income sources can be included in your mortgage calculation. This includes salary, freelance income, rental income, and in some cases, investment income. Each source has specific documentation requirements. We help structure applications to maximize your borrowing capacity from all sources.

Question 18

Can I get a mortgage with a temporary residence permit?

Accepted Answer

Yes, but it can be more complex. Lenders look at your permit type, validity, and likelihood of renewal. Highly skilled migrant visas are generally well-accepted. We work with lenders experienced in various permit types and can advise on your specific situation.

Question 19

Can I buy a house with my partner who is not an expat?

Accepted Answer

Absolutely! Many of our clients are mixed couples (one Dutch, one expat). Both incomes are fully counted toward your mortgage capacity. The process is standard, though there may be additional documentation requirements for the expat partner.

Question 20

How much does your service cost?

Accepted Answer

Our mortgage advice fee is typically €2,500-3,500 depending on complexity. You only pay if your mortgage is successfully arranged (no cure, no pay). The fee includes: initial consultation, lender comparison, application handling, and support through to notary. Many clients find our negotiated rates more than offset our fee.

Question 21

How long does the mortgage process take?

Accepted Answer

From first consultation to mortgage approval typically takes 3-6 weeks. Once you have an accepted offer on a property: application submission takes 1-2 weeks, lender review takes 2-3 weeks, and the mortgage offer is valid for 3-4 weeks to arrange notary. We work efficiently to meet your timeline.

Question 22

What makes you different from other mortgage advisors?

Accepted Answer

We focus 100% on expats—it's all we do. Our advisors speak multiple languages, understand international situations (30% ruling, temporary contracts, foreign documentation), and have relationships with lenders who welcome expat clients. We've helped 1,500+ expats successfully buy homes.

Question 23

Do you offer advice in languages other than English?

Accepted Answer

Yes! Our team speaks Dutch, English, German, French, Spanish, Portuguese, Mandarin, and Cantonese. We want you to communicate in the language you're most comfortable with, especially for important financial decisions.

Expat Mortgage FAQ

Getting Started

30% Ruling

Mortgage Types & Rates

The Buying Process

Self-Employed & Special Cases

Working With Us

Still Have Questions?

Related Resources

Ready to Get Started?