Yes, expats can absolutely get a mortgage in the Netherlands! Thousands of internationals successfully buy homes here every year. While the process has some additional considerations compared to Dutch nationals, it's very achievable with the right preparation.
The Short Answer
If you have:
- Legal right to live and work in the Netherlands
- Stable income from employment or self-employment
- Sufficient savings for buying costs (4-6% of property value)
Then you can likely get a Dutch mortgage. Use our mortgage calculator to see how much you could borrow.
Who Qualifies?
EU/EEA Citizens
As an EU/EEA citizen, you're treated identically to Dutch nationals. No additional requirements based on nationality.
Non-EU Citizens with Work Permit
Highly skilled migrants (kennismigranten), intra-company transferees, and other work permit holders can get mortgages. Some banks have preferences for certain visa types.
Learn more in our EU vs Non-EU comparison guide.
Self-Employed Expats (ZZP)
Typically need 2-3 years of financial history in the Netherlands. Some lenders accept 1-2 years for established professions.
See our freelancer mortgage guide for details.
What Banks Look For
Dutch banks assess expat mortgage applications based on:
1. Income Stability
- Permanent contract: Ideal—full income counts
- Temporary contract: Accepted by many banks, especially in stable sectors
- Probation period: Some banks accept with strong employer letters
2. Employment Sector
Banks favor stable industries: tech, healthcare, finance, pharma, engineering. If you work in these sectors with a temporary contract, you're often treated nearly as favorably as permanent employees.
3. Visa Validity
For non-EU citizens, banks want to see a valid residence permit. Some prefer permits with longer validity or those with clear renewal paths.
4. Debt-to-Income
Any existing debts (student loans, car loans, credit cards) reduce your mortgage capacity. This applies to everyone, not just expats.
Which Banks Are Expat-Friendly?
Not all Dutch banks have equal experience with expat applications. The most expat-friendly banks typically include:
- ABN AMRO: Dedicated expat services, English-speaking advisors
- ING: Large international client base
- Rabobank: Strong regional presence, expat experience
- Several smaller lenders: Some specialize in non-standard situations
As expat mortgage specialists, we know exactly which lender suits your situation. Contact us for personalized guidance.
Common Expat Concerns (Addressed)
"I don't have a Dutch credit history"
Not a problem. The Netherlands doesn't use credit scores like the US or UK. Your income documentation matters much more than credit history.
"I just arrived in the Netherlands"
You may still qualify. Some banks accept applications from newly arrived expats if you have a valid contract and work permit. Others prefer 3-6 months of Dutch payslips.
"I have a temporary contract"
Many options exist. Especially if you work in a high-demand sector. See our detailed temporary contract guide.
"I have the 30% ruling"
This doesn't increase your mortgage (which is based on gross income), but it improves affordability. Some lenders view 30% ruling holders favorably. Read our 30% ruling guide.
"My partner isn't working"
Single-income mortgages are common. Your maximum will be based on your income alone, but this is standard practice.
What You Need to Get Started
- Valid passport and residence permit (if applicable)
- Employment contract
- Recent payslips (last 3 months)
- BSN (Dutch citizen service number)
- Savings for buying costs (4-6% of property value)
For the complete list, see our document checklist.
Ready to Start?
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.