How to Apply for an Expat Mortgage in the Netherlands
Buying a home in the Netherlands as an expat can feel overwhelming. The mortgage system is different from many other countries, lending rules can seem complex, and Dutch terminology doesn’t always translate directly into familiar concepts.
The good news? Expats can absolutely get a mortgage in the Netherlands—often up to 100% of the property value—provided the application is structured correctly.
In this complete guide, you’ll learn exactly how to apply for an expat mortgage in the Netherlands, step by step. We’ll cover eligibility, documents, timelines, common pitfalls, and how specialist advice can dramatically improve your chances of approval.
Understanding Expat Mortgages in the Netherlands
An expat mortgage is not a separate mortgage product. It is a Dutch residential mortgage tailored to people who:
Do not hold Dutch nationality
Work in the Netherlands or earn income abroad
Often have temporary residence or employment contracts
Dutch lenders focus heavily on income stability, residency status, and future earning potential rather than nationality alone.
Why expats need a different approach
Dutch banks are conservative. Without proper structuring, expats may face:
Lower borrowing limits
Requests for unnecessary guarantees
Rejections based on misunderstood contracts
This is why most successful expats work with a specialist mortgage advisor rather than approaching banks directly.
Step 1: Check If You’re Eligible for an Expat Mortgage
Before applying, it’s essential to understand whether you qualify.
Residency and legal status
Most lenders require:
A valid residence permit (temporary is acceptable)
Registration at a Dutch municipality (BRP)
A BSN (citizen service number)
Permanent residency is not required.
Employment type and income
You can apply if you have:
A permanent employment contract
A temporary contract with an intention statement
A highly skilled migrant visa
Self-employed income (EU and non-EU nationals)
Some lenders also accept foreign income, depending on currency and country of origin.
Step 2: Calculate How Much You Can Borrow
Mortgage amounts in the Netherlands are regulated nationally, but lender interpretation differs for expats.
Loan-to-value (LTV)
Up to 100% of the property value
Additional costs (buyer’s costs) must be paid from savings
What affects your maximum mortgage?
Gross annual income
Contract type and duration
Bonuses, holiday allowance, and 13th month
Existing financial commitments
Partner income (if applicable)
An expat-focused advisor can often increase borrowing power by structuring income correctly, something online calculators rarely do well.
Step 3: Gather the Required Documents
Documentation is where most expat applications fail—not because of eligibility, but because of incorrect preparation.
Standard documents include:
Passport or ID
Residence permit
Employment contract
Employer’s statement
Recent payslips
Bank statements
Proof of savings
Credit overview (Dutch and/or foreign)
Self-employed expats will need:
Annual accounts
Accountant statements
Business registration documents
Step 4: Get a Mortgage Pre-Approval
A mortgage pre-approval (or mortgage indication) gives you clarity and confidence when house hunting.
Why pre-approval matters
Shows sellers you are a serious buyer
Speeds up the buying process
Prevents bidding above your real budget
Unlike generic bank approvals, expat-specific pre-approvals take:
Visa duration into account
International income into account
Future contract extensions into account
We highly recommend this step before making an offer.
Step 5: Find a Property and Make an Offer
Once pre-approved, you can start house hunting.
Important things to know
Offers are not binding until contracts are signed
- We strongly advise a technical inspection
Most contracts include a financial contingency clause
Dutch purchase agreements include a legal cooling-off period, offering extra protection to buyers.
Step 6: Final Mortgage Application and Approval
The formal mortgage application begins after your offer is accepted.
What happens at this stage?
Property valuation
Final lender checks
Mortgage offer issued
Notary appointment scheduled
- A specialist advisor ensures:
Conditions are realistic
Deadlines are met
No last-minute surprises arise
- This phase typically takes 4–6 weeks.
Step 7: Sign at the Notary and Get the Keys
The final step is signing at the notary.
What you’ll sign
Mortgage deed
Property transfer deed
Once signed:
Funds are released
- Ownership is transferred
You receive the keys
Congratulations — you now own a home in the Netherlands!
Common Mistakes Expats Should Avoid
Applying directly to banks
Most banks do not explain expat-specific options and may reject viable applications.
Underestimating the buyer’s costs
These usually amount to 4–6% of the purchase price.
Not planning for contract renewals
Future income continuity matters more than current salary.
Ignoring tax implications
Mortgage interest deductibility and expat tax benefits must be aligned.
Why Use an Expat Mortgage Specialist?
An expat-focused advisor:
Works with multiple lenders
Understands international income structures
Speaks English fluently
Knows immigration-related lending rules
This is where Expat Mortgage Platform adds real value—bridging Dutch mortgage rules with international careers.
Final Thoughts: Applying for an Expat Mortgage Made Simple
Applying for an expat mortgage in the Netherlands doesn’t have to be complicated—but it does require the right strategy.
With proper preparation, realistic expectations, and specialist support, many expats successfully purchase property within months of arriving.
If you want clarity on your options, borrowing capacity, and next steps, expert guidance can make all the difference. Request your free consultation today. The first consultation is always free and non-binding.
