Expat Buying a House in the Netherlands – Step-by-Step Guide
Buying a house in the Netherlands as an expat is very doable – but the process is different from many other countries. From understanding how much you can borrow to navigating bidding wars and legal contracts, good preparation is essential.
At Expat Mortgage Platform, we guide expats through every step of buying a home in the Netherlands, making the process clear, secure, and stress-free.
Thinking about buying?
Start with a free mortgage eligibility check and know exactly where you stand.
How Should I Start When I’m Ready to Buy a House?
The very first step is determining how much you can borrow. Your maximum mortgage amount defines your realistic price range and prevents disappointment later in the process.
You can:
- Use our free mortgage calculator for an estimate, or
- Contact us for free, accurate borrowing calculation, based on your income, contract type, and personal situation.
Knowing your budget upfront puts you in a strong negotiating position when you find the right property.
Start smart: request a free borrowing capacity calculation.
How Can I Find a House in the Netherlands?
Most homes for sale in the Netherlands are listed online. The most popular platforms include:
When you find a property, you can contact the estate agent to arrange a viewing. In many cities – especially Amsterdam, Utrecht, and The Hague – properties may have open house viewings (“walk-in hours”) where no appointment is required.
In competitive areas, homes can sell quickly or even before being listed online, which is why professional guidance can make a big difference.
What’s the Difference Between Buying a House and an Apartment?
When buying a house, you usually become the full owner of both the building and the land.
When buying an apartment, you purchase:
- An apartment right
- A share in the ownership of the building and land
- Membership in a homeowners’ association (VvE)
In cities like Amsterdam, the land may be subject to ground lease (erfpacht). This means you do not own the land but pay an annual fee or prepay for a longer period. Ground lease conditions can significantly affect costs and future value, so expert advice is crucial.
Can I buy a house to let?
Not with a standard residential mortgage.
Regular Dutch mortgages are strictly for owner-occupied homes. Renting out the property is usually not allowed unless:
- You receive explicit lender permission, and
- It is temporary and under special circumstances
There are buy-to-let mortgages, but they come with:
- Higher interest rates
- Lower maximum loan amounts
- A required own investment of 30-50%
We can advise whether buy-to-let is realistic in your situation and which lenders are open to it.
What Is the Dutch Housing Market Like?
The Dutch housing market is highly competitive, especially in:
- Amsterdam
- Utrecht
- The Hague
- Surrounding metropolitan areas
Prices in popular regions often exceed asking prices, and bidding wars are common. In many cases, the asking price should be seen as a starting point, not the final price.
Because demand is high, strong financial preparation and fast decision-making are key.
Know your limits before bidding: calculate your maximum mortgage first.
Should I Work with a Real Estate Agent
Many expats buy successfully without a real estate agent. However, in fast-moving markets, an agent can offer major advantages:
- Early access to properties (before they appear on Funda)
- Professional bidding strategy
- Negotiation support
- Local market insight
Agents usually charge a fixed fee or a percentage of the purchase price. In competitive regions, this investment often pays off by helping you secure the right home.
We can connect you with reliable real estate agents experienced in working with expats.
How Does the Bidding Process Work in the Netherlands?
After placing a bid:
- The seller may negotiate exclusively with you, but this is not guaranteed
- In popular areas, sellers often use sealed bidding (tender
The seller chooses the best offer, which is not always the highest. Conditions, financing certainty, and transfer dates also matter.
Important legal note:
- Verbal agreements (even by email) are not binding
- Only a signed purchase agreement is legally binding
After signing, buyers always have a 3-working-day cooling-off period, during which they can cancel without penalty.
What Happens After My Bid Is Accepted?
Once your offer is accepted:
- A preliminary purchase agreement is drafted
- The contract includes price, property details, and transfer date
- Cancellation clauses are included
Common clauses allow cancellation if:
- You cannot obtain a mortgage (financing clause)
- A technical inspection reveals major issues
- You do not qualify for the National Mortgage Guarantee (NHG)
Even with these clauses, the legal cooling-off period always applies.
Do I Need to Put Down a Deposit?
Yes. Sellers usually require a 10% deposit or bank guarantee.
You can provide:
- Cash deposit into the notary’s escrow account, or
- A bank guarantee, issued by your lender
If you cancel the contract without a valid contractual reason, the seller is entitled to keep the deposit.
How Much Can I Finance and What Costs Do I Pay Upfront?
In the Netherlands, you can finance up to 100% of the market value of the property.
This means you must pay additional costs yourself, such as:
- Transfer tax
- Notary fees
- Valuation & inspection costs
- Mortgage arrangement costs
We provide a clear upfront cost overview, so there are no surprises.
How Does the Home Buying Transaction Close?
Before closing:
- You inspect the property to confirm its condition
On completion day:
- Buyer and seller sign the deed at the notary’s
- Ownership is legally transferred
- Funds are settled.
Once signed, the home officially becomes yours.
How Can Expat Mortgage Platform Help You Buy a Home?
We support expats throughout the entire buying journey:
- Finding the best Dutch mortgage
- Connecting you with trusted real estate agents
- Arranging appraisers and notaries
- Providing translators when needed
- Monitoring the entire buying process
Our goal is to protect your interests and simplify every step.
Ready to start?
Book a free consultation with an expat mortgage specialist today.
Or, read what to bring to a mortgage interview here.
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!