How does buying a new build home work in the Netherlands?

The process includes signing a purchase and construction agreement, arranging a mortgage, placing the funds in a construction deposit, paying invoices as construction progresses, and receiving the keys once finished. This usually takes 12 to 24 months.

What are double payments during construction?

During construction, you often pay both mortgage interest and rent or another mortgage. These double costs can last a year or longer, making it important to check if your budget can handle them.

What is a construction deposit (bouwdepot)?

A construction deposit holds your mortgage funds and is used to pay construction invoices. You only pay interest on withdrawn amounts. The deposit typically lasts up to two years, and invoices must be for value-adding construction work.

What is interest loss during construction?

While you earn interest on the unused deposit, you also pay mortgage interest on funds you’ve withdrawn. As construction progresses, this difference increases, known as interest loss. We calculate this in advance so you can plan accordingly.

Why does independent advice matter for new build mortgages?

New build mortgages involve extra rules and planning. De Financiële Alliantie offers 100% independent advice, compares 41 lenders, and guides expats through the full timeline—from planning to moving in.

How much can I borrow?

The exact amount you can borrow is determined by your income, financial obligations, and the property’s value. Under ‘Calculate,’ you can use our tools to quickly estimate how much you can borrow.

In which regions does De Financiële Alliantie operate?

De Financiële Alliantie has years of experience with mortgages, allowing us to provide reliable, honest, and independent advice. This can be done not only at our office in Zwolle, but also online or at your kitchen table anywhere in the Netherlands.

Is De Financiële Alliantie independent?

A clear YES: completely independent! We provide fully independent mortgage advice. We receive no compensation from any lender; instead, our clients cover our fees. This allows us to offer all possible lenders. Together, we’ll find the best provider with the best terms and the lowest rate!

Does the 30% tax ruling increase my mortgage?

It can. Some lenders take the 30% ruling into account, which may increase your borrowing capacity. Whether it truly benefits you depends on your personal situation and future plans.

Can I use savings from abroad?

Yes. Foreign savings are accepted, as long as the origin of the funds is clear and traceable. Banks may ask for bank statements and proof of origin.

How much savings do I need as an expat?

In addition to the purchase price, you typically need around 4–6% of the property value for buyer’s costs. This amount cannot always be included in the mortgage.

Home » Expat mortgage Netherlands » New build mortgage in the Netherlands

New build mortgage in the Netherlands

Buying a newly built home in the Netherlands is exciting but financing a new build works differently from buying an existing property. Payments are spread over time, your home still needs to be built, and your mortgage starts before you can move in.

At De Financiële Alliantie, we help expats navigate the Dutch system with confidence. One of our advisors, Carla, has gone through the Dutch housing and mortgage process as an expat herself and understands how unfamiliar and complex a new build mortgage can feel.

We explain every step clearly and compare 41 mortgage lenders to find the option that fits your situation.

Schedule a meeting

What is a new build mortgage?

A new build mortgage is a mortgage specifically designed for properties that still need to be constructed. Instead of paying the full purchase price at once, you pay in stages as construction progresses.

Your mortgage is activated when you sign the mortgage deed at the notary, even though the home may not be finished for many months. This makes planning and cash flow especially important.

How buying a new build home works in the Netherlands

Buying a new build home typically follows this process:

You sign the purchase and construction agreement
You arrange a new build mortgage
The mortgage amount is placed in a construction deposit
You pay invoices as construction progresses
You start paying interest and repayments immediately
You receive the keys once construction is completed

This process usually takes 12 to 24 months.

Double payments during construction

One of the most important things to consider with a new build mortgage is double housing costs.

During construction:

You pay mortgage interest and repayments
You often still pay rent or another mortgage

These double payments can last for a year or longer. That’s why it’s essential to calculate in advance whether this is financially manageable.

We help you assess this clearly, so you know exactly what to expect.

Construction deposit explained

With a new build mortgage, the mortgage funds are placed in a construction deposit (bouwdepot).

You use this deposit to pay invoices from contractors and suppliers. The construction deposit usually has a maximum duration of two years.

Important to know:

You only pay interest on the amount withdrawn
Unused funds remain in the deposit
Invoices must relate to construction or value-adding work

Interest during construction (interest loss)

You receive interest on the funds in your construction deposit, but you also pay mortgage interest on the withdrawn amount.

At the start, the interest you receive and pay are often similar. As construction progresses and more funds are withdrawn, the interest you receive decreases while your mortgage interest remains the same.

This difference is known as interest loss during construction. We calculate this in advance, so there are no surprises.

How much can you borrow for a new build home?

The maximum mortgage for a new build depends on:

Your income and contract type
The total construction budget
Interest rates and lender conditions
Sustainability measures

Some lenders offer interest discounts for new build homes or energy-efficient properties. By comparing 41 lenders, we find the most favourable conditions for your situation.

Transparency is key: we always show you what your monthly payments will be during construction and after completion.

Why independent advice matters for new build mortgages

New build mortgages involve more rules, timing issues and financial planning than regular mortgages.

At De Financiële Alliantie:

We provide 100% independent mortgage advice
We compare 41 mortgage lenders
We explain everything in clear English
We have extensive experience with expats and new build homes

We look beyond interest rates alone and help you make decisions you won’t regret later.

Free, no-obligation consultation for new build mortgages

Planning to buy a new build home in the Netherlands?
Schedule a free, no-obligation consultation.

We’ll discuss:

Whether a new build mortgage fits your plans
Expected monthly costs during construction
Lender options and interest discounts
The full timeline from purchase to completion

Schedule your consultation

Our Partners! The widest range of mortgages and insurance. Settled well together.

More info

Buying a new build home involves different timing, costs and mortgage considerations.

Helpful for new build buyers

Do I qualify for a mortgage?

Check whether your current situation allows you to apply for a mortgage for a new build property.

Maximum mortgage

Calculate how much you can borrow for a new build home, based on your current income and situation.

Mortgage application timeline

Understand the steps and timing of a mortgage application for a new build property.

Current mortgage rates

See how interest rates and long construction periods affect your mortgage options.

Looking for more information?

Our articles explain the most important topics in clear and practical terms.

View all articles

Ask us your question directly, and we’ll get back to you shortly!

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What customers say about us

With the help of Laurens from De Financiële Alliantie, we were able to arrange the mortgage for our new home in no time. Less than two weeks after the purchase agreement, the mortgage was finalized, thanks to Laurens’s proactive approach. We had great conversations, received excellent advice, and it felt very personal. A huge thank you to De Financiële Alliantie, and especially to Laurens, for all your help! Highly recommended.

Erik en Mirjam via Google.nl on 18-7-2024

Laurens Thunnissen

We were recently very well assisted by De Financiële Alliantie regarding our mortgage application. Mr. Eric Fillet (advisor) helped us navigate the maze of the financial world. We highly recommend Mr. Fillet.

Fam. van der Heide via Google.nl on 12-7-2024

Eric Fillet

We worked with Magda from De Financiële Alliantie. She really went above and beyond for us. Since my husband is a business owner, there are many rules to navigate when obtaining a mortgage. Thanks to Magda’s perseverance, clear explanations, and determination, we were able to secure the mortgage we wanted. Additionally, she is very pleasant to work with.

Ida Hoekstra via Google.nl on 12-7-2024

Magda van Veen

We received excellent assistance from Robin once again. He takes the time for you and always answers his phone. Communication is quick, and the advice is professional.

Wessel Idzerda via Google.nl on 11-7-2024

Robin van Dam

Having used the services of DFA three times, they have consistently provided the best advice tailored to our needs! They are very committed and prefer short, personal communication. If you need financial advice, I highly recommend DFA! (In our case, for a mortgage.)

E. Alten via Google.nl on 17-6-2024

Marcel van Assen

Great guidance, quick responses, and friendly people! Always available for any questions.

Tim van der Kolk via Google.nl on 5-6-2024

Joost Fokke