Do Expats Need 6 Months Residency to Buy a House in the Netherlands?

Short answer: No. Expats do not need six months of residency to buy a house or get a mortgage in the Netherlands.

Buying a home in the Netherlands as an expat often feels more complicated than it actually is. One of the most persistent myths we hear at Expat Mortgage Platform is that you must live in the Netherlands for at least six months before you are allowed to buy a property or qualify for a mortgage.

This is not a legal rule and not a standard banking requirement. In reality, many expats successfully buy a home within weeks or a few months after arriving.

This guide explains why the myth exists, what Dutch lenders actually look at, and how early you may be able to buy.

Is There a Legal 6-Month Residency Requirement in the Netherlands?

No. Dutch law does not require expats to live in the Netherlands for six months before buying property.

You can legally buy a house in the Netherlands:

• On your first day in the country

• Without permanent residency

• Without Dutch nationality

There is no minimum stay written into property law or mortgage legislation.

The confusion usually comes from mortgage assessment rules, not legal ownership rules.

Why the 6-Month Residency Myth Still Exists

Confusion Between Different Rules

Many expats mix up three completely different concepts:

• Legal right to buy property

• Municipal registration (BRP)

• Mortgage eligibility criteria

Municipal registration is required once you live in the Netherlands, but registration duration has nothing to do with mortgage eligibility.

Outdated or Overly Cautious Advice

Mortgage criteria for expats have changed significantly in recent years. Dutch lenders now actively work with international buyers, especially those with stable income or skilled migrant status.

Advice found online or shared by acquaintances is often based on rules that no longer apply.

Can You Buy a House in the Netherlands Immediately After Arrival?

Yes — if you meet the lender’s criteria.

From a legal perspective, expats and foreign nationals can buy property in the Netherlands immediately.

You do not need:

• Six months of Dutch residency

• A permanent residence permit

• Dutch citizenship

You do need to meet specific mortgage requirements, which focus on stability rather than time spent in the country.

What Do Lenders Actually Look At for an Expat Mortgage?

1. Employment Contract Type (Most Important Factor)

Dutch mortgage lenders primarily assess your employment situation.

Permanent (indefinite) contract:

• Strongest position

• Often eligible for maximum mortgage amounts

• No minimum time-in-country requirement

Temporary (fixed-term) contract:

• Mortgage still possible

• Employer intent statement often required

• Length and renewal probability matter
  
  

2. Income Level and Structure

Lenders focus on predictable, verifiable income, not residency length.

They assess:

• Gross annual salary

• Income consistency

• Whether income is paid in euros or another stable currency

• Fixed bonuses or guaranteed allowances

Foreign income may also be accepted, depending on employer structure and currency stability.

Visa and Residence Permit Status Explained

Highly Skilled Migrant (Kennismigrant) Visa

This is one of the strongest visa types for mortgage approval. Many lenders actively accommodate expats on this visa, even shortly after arrival.

EU / EEA Citizens

EU and EEA citizens generally face fewer restrictions. No residence permit is required, and lenders focus mainly on employment and income.

Other Residence Permits

You may still qualify if:

• Your permit allows work

• It has sufficient remaining validity

• Your income is stable and documented

Permanent residency is not required to obtain an expat mortgage in the Netherlands.

Does Time in the Netherlands Matter at All?

Only marginally — and not in months.

Some lenders may want:

• At least one Dutch payslip

• A signed employment contract that has already started

This usually means a few weeks, not six months. The goal is administrative verification, not a waiting period.

At Expat Mortgage Platform, we regularly help clients secure mortgages within their first 1–3 months in the Netherlands.

Case Example: Buying a Home After 2 Months in the Netherlands

An expat relocates to the Netherlands for a managerial role at a multinational company.

After two months:

• They hold a permanent employment contract

• Their probation period has ended

• They are registered with the municipality

• Their residence permit is approved

Despite living in the Netherlands for only eight weeks, they successfully secure a mortgage and purchase a home in Rotterdam.

Key takeaway: residency length was irrelevant. Stability and documentation were decisive.

Frequently Asked Questions About Expat Mortgages and Residency

Can I Buy a House Without Permanent Residency?

Yes. Many expats buy homes while holding temporary residence permits.

Do I Need to Be Registered at a Dutch Address First?

Registration is usually required before mortgage completion, but not to start the process. You can already assess affordability and view homes.

Can I Apply Before My First Payslip?

In some cases, yes. A signed employment contract with a future start date may already be sufficient.

Is There a Minimum Stay Required by Banks?

No official minimum exists. Internal bank preferences vary, which is why lender selection matters.

For more practical expat questions, see our full FAQ section: Expat Mortgage FAQs

Common Mistakes Expats Make

Waiting Unnecessarily

Many expats delay buying because they assume they are not yet eligible. This often results in:

• Continued high rental costs

• Missed buying opportunities

• Higher purchase prices later

Asking the Wrong Parties for Advice

General banks, employers, or colleagues often provide well-intended but incomplete advice. Expat mortgages require specialized knowledge.

Why Independent Expat Mortgage Advice Matters

Not all banks treat expats the same. Eligibility rules, flexibility, and risk assessments vary significantly.

An independent mortgage advisor:

• Compares multiple lenders

• Matches your profile to the right bank

• Prevents unnecessary rejections

• Saves time and stress

At Expat Mortgage Platform, we assess your situation holistically — income, visa, career trajectory, and future plans — even if you’ve only just arrived.

Learn more or request a free consultation here: Contact Expat Mortgage Platform

So, Do Expats Need 6 Month Residency to Buy a House in the Netherlands?

Final Takeaway: You can likely buy earlier than you think. Expats do not need six months of residency to buy a house or get a mortgage in the Netherlands.

What matters is:

• Employment stability

• Income structure

• Legal right to live and work

With the right guidance, many expats are eligible far sooner than expected.

If you’re unsure whether you qualify, a short, non-binding conversation can give you clarity almost immediately.