Obtaining a Dutch Mortgage as an Expat – Requirements & Advice
Obtaining a Dutch mortgage as an expat is absolutely possible – but it comes with specific rules, documentation requirements, and lender expectations. While expats are legally treated the same as Dutch citizens, banks often apply additional checks to assess income stability and long-term residency.
At Expat Mortgage Platform, we specialise in helping internationals obtain the best mortgage in the Netherlands, even in complex situations.
Want to know if you qualify?
Start with a free mortgage eligibility check.
Obtaining a Dutch Mortgage as an Expat – The Basics
When applying for a mortgage (hypotheek) in the Netherlands, lenders assess:
- Your income and employment situation
- Existing debts and financing obligations
- Property market value
- Employment contract type
- Marital and family status
As an expat, you must live and work in the Netherlands, and the lender will require full documentation to verify your situation.
Are There Special Requirements for Expats?
Yes – while there are no legal restrictions for expats buying property, banks may impose additional requirements.
Common expat-specific requirements include:
- A valid Citizen Service Number (BSN)
- Registration at the local municipality
- A residence permit if you are a non-EU/EEA citizen
- Income paid in euros (for many lenders)
- Minimum residency or employment duration (often 6 months)
Some lenders are more flexible than others. Choosing the right bank is critical – and that’s where expert guidance makes the difference.
Not sure which lenders fit your profile?
We compare all options for you.
Mortgages for Expats – Possible Under the Right Conditions
According to the Dutch Central Bureau of Statistics (CBS), the number of international knowledge workers has increased rapidly over the past decade. As a result, Dutch banks have become more experienced with expat borrowers.
Obtaining a mortgage is usually possible if you:
- Meet income requirements
- Have a stable employment outlook
- Intend to stay in the Netherlands long-term
However, lenders look closely at risk factors, such as contract type, nationality, and residence status.
Mortgage Conditions for EU vs Non-EU Expats
Mortgage providers differentiate between:
- EU/EEA citizens – generally fewer restrictions
- Non-EU citizens – additional conditions apply
Non-EU expats typically need:
- A non-temporary residence permit
- A permanent employment contract, or
- A temporary contract with a letter of intent from the employer
Self-employed expats may qualify, but must meet stricter documentation standards.
Critical Review of the Loan Amount
Dutch banks carefully assess:
- The mortgage amount relative to the property value
- Your ability to repay long-term
- The likelihood that you will remain in the Netherlands
Most lenders require expats to have lived and worked in the Netherlands for at least six months before approving a mortgage.
This makes professional mortgage structuring essential.
Self-Employed or No Permanent Contract?
Getting a mortgage is more challenging – but not impossible.
Self-employed expats
Usually need 2–3 years of income history
Must prove net income through annual accounts
Company must be registered with the Dutch Chamber of Commerce
Temporary employment contracts
Require a letter of intent stating the contract will be renewed
Employer stability and sector matter
We regularly help freelancers, contractors, and startup founders secure mortgages.
Self-employed or flexible contract?
Request a feasibility assessment.
What If I’m Living or Working Abroad?
Dutch mortgage providers generally require:
Your main residence to be in the Netherlands
Employment with a Dutch employer
Short-term secondments abroad are usually acceptable, but permanent overseas employment typically disqualifies mortgage eligibility.
Can I Buy a House to Let?
Not with a standard residential mortgage.
Regular Dutch mortgages are for self-occupancy only. Renting out the property is allowed only:
Temporarily
With explicit lender permission
Buy-to-let mortgages do exist, but:
Interest rates are higher
Maximum loan amounts are lower
Own funds of 30–50% are required
We advise whether buy-to-let is realistic for your situation.
Are There Special Expat Mortgages?
No — there is no separate “expat mortgage” product.
Expats obtain the same Dutch mortgages as Dutch nationals. The difference lies in:
Eligibility assessment
Documentation
Lender selection
This makes independent advice essential.
How Much Can I Finance?
In the Netherlands, you can finance up to 100% of the market value of the property.
Example:
Market value: €400,000
Maximum mortgage: €400,000
However, additional costs must be paid out-of-pocket.
What Costs Will I Pay Upfront?
Typical buyer costs include:
Transfer tax (usually 2%)
Property valuation report
Mortgage arrangement fees
Notary fees
10% deposit or bank guarantee
As a rule of thumb, total buyer costs are around 4–6% of the purchase price.
We always provide a clear upfront cost overview.
Do I Need to Put Down a Deposit?
Yes. Sellers require a 10% financial guarantee, either via:
Cash deposit at the notary, or
A bank guarantee issued by the lender
If you cancel the contract without a valid contractual reason, the seller may keep the deposit.
How Does the Mortgage & Purchase Process Close?
Before completion:
You inspect the property
On completion day:
Buyer and seller sign at the notary
Ownership is legally transferred
Funds are settled
Once signed, the home is officially yours.
How Can Expat Mortgage Platform Help You?
We guide expats through the entire process:
Finding the best Dutch mortgage
Selecting the right lenders
Connecting you with real estate agents
Arranging appraisers and notaries
Providing translators when needed
We navigate the lender “labyrinth” so you don’t have to.
Ready to get started?
Best Mortgage advice for Expats
The Expat Mortgage Platform experts will help you find the perfect Mortgage against the best possible rate! Calculate your Maximum Expat Mortgage online or make a free appointment with one of our mortgage advisors. Welcome!