Many expats think getting a mortgage in the Netherlands is difficult. In reality, many internationals are eligible. It is possible that the mortgage system in the Netherlands works different than other countries. Therefore, understanding this system can help an expat to make well informed decisions.   

Can expats get a mortgage in the Netherlands?  

Many expats wonder if they can get a mortgage in the Netherlands. The good news is that the answer usually is yes, even if they plan to live in the Netherlands temporarily. EU and non-EU citizens may face slightly different rules, but the most important thing for lenders is a stable income, having a BSN number and if you’re a non-EU national, a valid residence permit. 

Working with an expat-specialized mortgage advisor can also help expats navigate these requirements efficiently and improve the chances of approval.  

Income requirements for mortgages  

When applying for a mortgage in the Netherlands, lenders mainly look at your gross annual income to determine how much you can borrow. Your gross income is your income before any deductions are taken. In general, the maximum mortgage amount is often around four to five times your yearly salary, although this can vary depending on interest rates, financial commitments, energy labels of the property you're buying, and personal circumstances.  

If you are buying a property together with a partner, their income can also be included in the calculation. This can significantly increase your borrowing capacity and make it easier to secure a home.   

Banks will also assess any existing financial obligations, as these reduce the amount you are able to borrow. Common examples include student loans, personal loans, credit commitments, or lease agreements. These expenses are taken into account because lenders want to ensure that your monthly mortgage payments remain manageable alongside your other financial responsibilities.  

Permanent VS temporary employment contracts   

Your employment contract plays an important role when applying for a mortgage in the Netherlands. In general, having a permanent employment contract makes the approval process more straightforward, as lenders see this as a strong indicator of long-term income stability. 

However, expats with a temporary contract can also qualify for a mortgage in many cases. If your employer provides an employer statement with an intention of declaration (stating the intention to extend your contract), lenders will typically treat your income the same as if you had a permanent contract. 

Ultimately, lenders focus mainly on income stability rather than contract type alone. A consistent employment history, reliable salary payments, and strong financial documentation can help to show that you are able to meet your mortgage obligations.  

Basic mortgage structure in the Netherlands   

To understand how mortgages work in the Netherlands, it is helpful to know the basic structure of the Dutch mortgage system. There are two main mortgage types that buyers typically choose from. The most common one is the annuity mortgage, where monthly payments remain relatively stable because they consist of both interest and repayment. Another option is the linear mortgage, where the repayment amount is fixed, meaning monthly payments start higher but gradually decrease over time.  

Mortgage interest rates in the Netherlands are usually fixed for a certain period, often ranging from 10 to 30 years. Choosing a fixed interest period provides financial certainty, because your monthly payments remain predictable during that time.  

Buyers may also qualify for the National Mortgage Guarantee (NHG). The NHG is a Dutch scheme that provides a safety net for homebuyers, reducing risk for both borrowers and lenders. So this can reduce financial risk and may result in lower interest rates, depending on the property value and mortgage conditions.  

It is also important to consider additional purchase costs. In most cases, buyers need to contribute around 3,5% to 5,5% of the property price from their own savings. These costs typically include transfer tax, notary fees, property valuation, buying agent fees, and mortgage advisory expenses.  

Why mortgage advice is important for expats  

Navigating the Dutch mortgage market can be challenging for expats, as different banks often apply different requirements and lending criteria. Mortgage rules in the Netherlands can feel complex, especially when you are unfamiliar with local regulations, financial terminology, and application procedures.  

Working with an independent mortgage advisor can help make this process easier. Independent advisors compare multiple lenders to find the best offers, explain the differences between mortgage structures, and help identify options that align with your financial situation and long-term plans. They can also assist with preparing documentation, calculating borrowing capacity, and planning the overall purchasing budget.  

Frequently asked questions  

Am I eligible for a mortgage?  

Yes, you can apply for a mortgage in the Netherlands if you meet the following basic requirements: 

• A valid passport 

• A valid residence status — either as an EU citizen or with a Dutch residence permit 

• A Dutch BSN number (citizen service number) 

• A Dutch bank account 

If you meet all four criteria, you’re eligible to apply for a mortgage. 

Keep in mind that the amount you can borrow depends on factors such as your income, employment situation, and the value of the property you wish to purchase. 

How much mortgage can I get?  

This depends on your personal financial situation, so there’s no one-size-fits-all answer. However, as a general guideline, you can usually borrow between 4.5 and 5 times your gross annual income. 

What’s included in your gross income? 

• Most income components that are fixed and guaranteed 

• Bonuses or allowances may be included only if they are not dependent on your company’s performance 

• Expense reimbursements (such as travel or lunch allowances) usually don’t count toward your qualifying income 

Because each lender may interpret your income differently, it’s important to speak with a mortgage advisor to calculate your exact borrowing capacity based on your unique situation. 

What is a mortgage broker?  

A mortgage broker is an independent mortgage specialist who compares all available lenders to help you find the mortgage with the best interest rate and conditions to suit your financial situation and future plans. This is especially valuable if you’re buying a home in Eindhoven, Breda, Den Bosch, Maastricht, Venlo, or anywhere else in Noord-Brabant or Limburg. 

A few important points to know: 

• Fees can vary between brokers. 

• At Expat Mortgages South, we work with a fixed fee, and you only pay if your mortgage is approved; you can find full details in our Conditions of Service. 

• If you go directly to a bank, you may be charged an advice fee. When working with a broker, you don’t pay this fee to the bank; you only pay the broker for their independent advice and support. 

Can I be pre-approved for a mortgage? 

In the Netherlands, traditional mortgage pre-approval, as commonly offered in some other countries, is not available through banks. However, we offer an alternative. 

At Expat Mortgages South, we’ve developed a Secured Bidding Plan in collaboration with one of the biggest insurance companies. This plan offers a solution similar to pre-approval: it reduces the risk of financial penalties if your mortgage is ultimately notapproved. This means it is safe for you to place a bid without a financial clause, and this, in turn, strengthens your position when placing your bid, making you a more competitive buyer. 

For more details, please ask your mortgage advisor. 

Getting a mortgage in the Netherlands as an expat is often possible, but success depends on proper preparation and understanding the system. Lenders focus on factors such as income stability, employment type, and financial commitments, so having all documentation ready is essential.  

While navigating the Dutch mortgage process can feel complex, professional advice can make a significant difference. A good mortgage advisor helps expats understand their options, compare lenders, and submits the complete application, increasing the chances of approval. At Xpat Housing Solutions we work with our trusted mortgage partner: Expat Mortgages South. With the right guidance, expats can confidently take the next step toward buying a home in the Netherlands and make informed decisions that support both their lifestyle and long-term plans.