Mortgage for Expats in the Netherlands: The Complete Guide

Buying a house in the Netherlands as an expat often raises many questions. The mortgage system may be very different
from what you are used to, and topics like temporary contracts, foreign income or the 30% ruling can make things feel uncertain. 

You might be wondering: Can expats get a mortgage in the Netherlands at all? How much can I borrow? And what happens if I leave the country later? 

This Netherlands mortgage expat guide explains everything you need to know: clearly, practically, and step by step. 

Can I Get a Mortgage as an Expat in the Netherlands? 

In most cases, yes. Expats can usually get a mortgage in the Netherlands, even without permanent residency. Dutch banks mainly look at your income, contract type, and future earning capacity — not your nationality. However, banks may apply extra checks if: 

• Your income is earned outside the EU 
• You expect to leave the Netherlands within a few years 

Can I get a mortgage with a temporary contract? 

Yes, banks accept: 

• A temporary contract with an employer’s statement of intent 
• In some cases, a temporary contract without intent, depending on your profession and income history 

For more information on how this works and what the requirements are, check out our detailed guide: Mortgage with a temporary contract.

If you’re a self-employed expat and want to understand how your situation affects your mortgage options in the Netherlands, see our dedicated page: Self-employed expats.

How long do I need to live or work in the Netherlands? 

Good news: You do not need Dutch citizenship or a permanent residence permit to get a mortgage. The minimum residence period differs per lender, some lenders require you to have lived and work in the Netherlands for 1 months whereas other lenders require at least 6 months. Some expats apply shortly after arriving, and in certain cases even while still abroad. 

Can I get a mortgage if I plan to leave the Netherlands? 

Yes, but banks will assess whether the mortgage remains manageable if your situation changes. Some banks will allow you to change your mortgage into a rental mortgage which allows you to rent out your house. 

How Much Can I Borrow as an Expat? 

It depends on your loan capacity based on income as well as the value of the property. These rules do not differ from the Dutch rules.  

To get a quick and realistic indication of how much you can borrow in the Netherlands, use our: mortgage calculator. This tool gives you an instant estimate based on your personal situation.

Can expats get a 100% mortgage? 

Yes. Many expats can finance 100% of the property value, based on the market value. 

Do expats need a higher down payment? 

Not automatically. However, you do need savings for buyer’s costs, such as: 

• Transfer tax 
• Notary fees 
• Mortgage advice and valuation 

These costs are typically 4–6% of the purchase price. 

Can I include buying costs in the mortgage? 

In some cases, yes, but not in all cases. It is, however, advised that you have savings to pay for the additional cost.  

Can I use savings from abroad? 

Yes. Foreign savings are accepted if the origin of funds is clear and transferable. 

How Do Dutch Banks Evaluate Expat Income? 

Understanding how income is assessed is key when applying for an expat mortgage in the Netherlands. 

Is foreign income accepted? 

Often yes. Some lenders only accept foreign income within the EU, but depending on the situation some lenders will accept foreign income outside the EU. 

Are bonuses and/or commissions included? 

In short, sometimes. The lender will look at a few factors to determine if the income is stable.  

• Bonuses are usually averaged over several years or dependent on the conditions attached to it 
• Commissions depend on consistency. 

Will the 30% tax ruling be taken into consideration? 

The 30% tax ruling could be taken into account and benefit your loan capacity. Whether it will truly benefit you, is dependent on your situation.

What if my employer is not Dutch? 

That is usually not a problem. International employers are commonly accepted. 

How Long Does It Take to Get a Mortgage in the Netherlands? 

On average, it takes 4 to 6 weeks from application to final approval. 

Want to know what happens during each step of this process? Check our detailed overview of the mortgage processing time to see the full timeline from start to finish.

If you’d like to understand how applying for a mortgage in the Netherlands works and what documents you’ll need, read more about: applying for a mortgage in the Netherlands.

Can I get approval before bidding? 

It is not possible to get approval from the lender before bidding. It is, however, strongly recommended to consult a mortgage advisor to discuss your financial possibilities and maximum loan capacity before bidding.  

Do Expats Need a Mortgage Advisor? 

Many expats choose an English-speaking mortgage advisor in the Netherlands because: 

• Dutch mortgages differ significantly from other countries 
• Banks apply different rules for expats 
• Small mistakes can have long-term consequences 

An expat mortgage advisor Netherlands can help you compare expat-friendly lenders, structure the right mortgage type and anticipate potential risks.  

Common mistakes include: 

• Overestimating borrowing power due to the 30% ruling 
• Assuming foreign rules apply in the Netherlands 
• Not planning for the future 

That’s why it’s often wise to schedule a meeting with a professional who can analyse your personal situation in detail and explain your options clearly. A good advisor looks beyond today’s numbers and helps you understand the long-term consequences of your choices. 

Schedule a meeting