MORTGAGES FOR EXPATS IN THE NETHERLANDS
Together with our sister company Expat Mortgages South, based in the same office, we guide internationals from house search to mortgage approval – all under one roof.
Expert mortgage advice for expats in the Netherlands
Buying a home in the Netherlands as an expat can feel overwhelming , but it doesn’t have to be. With Expat Mortgages South, you get independent, expat-focused mortgage guidance from advisors who speak your language and understand your challenges.
✓Free, no-obligation intake
✓Discover how much you can borrow
✓ Pre-approval to strengthen your offer
✓Guidance in English, tailored to your needs
HOW IT WORKS
From first conversation to final signature, we’ve got you covered:
1. Intake call
A free orientation meeting (in person or online) to discover how much you can borrow and the monthly mortgage costs.
2. Mortgage Pre-Approval
Gain quick clarity and strengthen your negotiation position with sellers.
3. Personal Advice
You receive an independent mortgage plan tailored to your income, status, and future in the Netherlands.
4. Final Application & Notary
We handle coordination with banks, notaries, insurers, and tax experts.
WHY INTERNATIONALS TRUTS US:
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CURIOUS HOW MUCH YOU CAN BORROW?
Use the free mortgage calculator to estimate your maximum loan amount and monthly payments; in under a minute!
VIDEO TESTIMONIALS
See what others say about working with Expat Mortgages South. Real stories, real results
STORIES THAT MAKES US PROUD
Owning your Dutch home is closer than you think
Book your free mortgage meeting today and take the first step.
FAQ's for internationals
Still have questions? Below you’ll find answers to the most common questions our clients have before starting the buying journey.
1. What is a mortgage
A mortgage is a long-term loan from a lender that helps you buy a property. The mortgage process is largely the same across the Netherlands.
For the lender, the key benefit is the right of mortgage. This means that if a borrower defaults on the loan, the lender has the legal right to take and sell the property to recover the outstanding debt.
A mortgage typically consists of two components:
Interest – the cost you pay for borrowing the money
Capital – the actual loan amount used to purchase the property.
Looking for clear advice? Our mortgage advisors in Eindhoven, Den Bosch, Tilburg, Maastricht, Roermond, Venlo, and other cities across Noord-Brabant and Limburg are here to support you—whether you’re a first-time buyer or planning your next move.
2. What is a mortgage?
In the Netherlands, there are over 40 different mortgage products available. If you go directly to a bank, they will only offer you their own products—limiting your options.
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.
3. Can Expat Mortgages South help outside North Brabant and Limburg too?
Yes, we can. While our team at Expat Mortgages South focuses on clients in Noord-Brabant and Limburg, we’re part of a national network.
If you’re buying a home elsewhere in the Netherlands, we’ll connect you with a trusted mortgage advisor from our sister company, Expat Mortgages, which operates in all other regions—with the same level of expertise, service, and client care you’d expect from us.
4. Why do I need a real estate agent?
While income is a key factor, one of the most important questions when buying a home is: What is the true value of this property?
A qualified real estate agent is best equipped to answer that. With access to market data, valuation tools, and local experience, they can give you a realistic understanding of what to expect in terms of price and market conditions.
Although hiring an agent is not required in the Netherlands, for international buyers purchasing a home in the Netherlands, it’s often a smart move.
An experienced local agent can:
- Provide insights on neighborhoods and property types
- Handle negotiations and paperwork
- Identify potential risks or red flags
- Make the overall process faster, smoother, and less stressful
5. Who determines the true value of the property?
Many people assume that the bank or the WOZ-value (the municipal property value used for tax purposes) determines the true value of a home—but that’s not the case.
The official value used for your mortgage is determined by a certified property appraiser. This is typically a licensed real estate agent (taxateur) who is certified to perform property valuations.
As the buyer, you have the right to choose this appraiser, not the seller, not the bank. Their report (called a NWWI valuation) is required by lenders and provides an objective market value of the property.
6. What type of mortgages in the Netherlands?
In the Netherlands there are two main types of mortgages that offer partially tax-deductible interest:
Annuity Mortgage
Fixed monthly payments over the full loan term (up to 30 years)
In the beginning, you pay more interest and less principal; over time, this shifts
Eligible for mortgage interest tax deduction
Linear Mortgage
You repay the loan capital in equal monthly amounts, plus interest on the remaining balance
Monthly payments decrease over time
Also eligible for mortgage interest tax deduction
There is also a third option:
Interest-Only Mortgage
You only pay interest, without repaying the principal during the loan term
Allowed for up to 50% of the property’s value
Interest is not tax-deductible for this portion
Often used in combination with one of the other two types
Choosing the right mortgage depends on your financial situation, long-term goals, and risk tolerance. Our local mortgage experts in Noord-Brabant and Limburg are here to guide you through the options and help you make the best decision.
In the Netherlands there are two main types of mortgages that offer partially tax-deductible interest:
Annuity Mortgage
- Fixed monthly payments over the full loan term (up to 30 years)
- In the beginning, you pay more interest and less principal; over time, this shifts
- Eligible for mortgage interest tax deduction
Linear Mortgage
- You repay the loan capital in equal monthly amounts, plus interest on the remaining balance
- Monthly payments decrease over time
- Also eligible for mortgage interest tax deduction
There is also a third option:
Interest-Only Mortgage
- You only pay interest, without repaying the principal during the loan term
- Allowed for up to 50% of the property’s value
- Interest is not tax-deductible for this portion
- Often used in combination with one of the other two types
Choosing the right mortgage depends on your financial situation, long-term goals, and risk tolerance. Our local mortgage experts in Noord-Brabant and Limburg are here to guide you through the options and help you make the best decision.
7. 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.
8. Can I buy a house for someone if I do not live in the Netherlands?
Yes, you can buy a property in the Netherlands even if you don’t live here. However, if you require a mortgage to finance the purchase, you must meet the four basic eligibility criteria listed in the “Am I eligible for a mortgage?” section. Without all four of these, it is not possible to apply for a mortgage in the Netherlands. In that case, you would need to finance the purchase with your own funds.
9. What is the right time to buy?
There is no universally “right” or “wrong” time to buy a home. The housing market is always changing, and no one can accurately predict what will happen next. Even though buying a home is a significant financial commitment, it also offers many benefits:
With a mortgage, your monthly payments are usually fixed for many years, protecting you from rent increases caused by inflation or landlord decisions. This predictability makes budgeting easier and provides peace of mind about your housing costs.
Owning a home also means you have a secure place to live—one you can customize and truly call your own. While renting offers flexibility and less responsibility, buying offers the stability, security, and control that come with investing in your future.
Renting might be the better choice if you value mobility, anticipate major life changes, or prefer not to worry about maintenance and long-term commitments.
Ultimately, ask yourself what matters most to you right now—flexibility (which renting offers) or stability and ownership (which buying provides).
10. How long does a mortgage application take?
In general, a mortgage application takes around 4 to 6 weeks to complete. This includes submitting your documents, getting the mortgage offer, and receiving the final approval.
At Expat Mortgages South, we can handle your application faster. We work with priority status at all major lenders. This means that once your file is complete, we can often get an initial review from the bank within 24 hours.
This means that in urgent situations, we can accelerate the process and have your mortgage fully approved in as little as 3 working days, depending on your circumstances and the lender’s flexibility.
11. 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 not approved. 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 just ask your mortgage advisor.
12. What financial penalties can be applicable if my mortgage is not approved?
In the Netherlands, it is common for purchase agreements to include a 10% penalty clause. This means that once you’ve signed the contract and the statutory cooling-off period has ended, you are legally bound to complete the purchase.
If your mortgage is not approved and you are unable to proceed, you may be required to pay a penalty of 10% of the agreed purchase price to withdraw from the contract.
To help protect against this risk, consider options like a financing clause or speak with your mortgage advisor about solutions such as our Secured Bidding Plan.
13. What is the cooling-off period?
After signing a purchase agreement in the Netherlands, you, as the buyer, have a statutory 3-day cooling-off period. During this time, you can reconsider your decision and cancel the contract without any financial consequences.
This period is a legal requirement and is included in every purchase agreement. It applies only to buyers, as the law assumes that the seller has already had sufficient time to make their decision before entering into the agreement.
14. What does the financial clause mean?
In the Netherlands, it is common to include a financial clause (also known as a financing contingency) in your offer when buying a home. This clause protects you in case you’re unable to secure a mortgage.
It states that if you cannot obtain a mortgage for a specified amount by a certain deadline, you can withdraw from the purchase without incurring a financial penalty—such as the 10% cancellation fee.
To invoke the financial clause, you must provide at least one official mortgage rejection letter from a lender before the clause’s deadline. Without this, the clause cannot be used, and you may still be held liable for the penalty.
15. 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.
16. Can I borrow more than the true value?
In most cases, you cannot borrow more than the appraised (true) value of the house. When you’re buying your first home, lenders will assess both your income and the property’s value to determine your maximum mortgage amount.
If your income would allow for a higher mortgage than the property’s value, the lender will limit your loan to the lower amount—which is usually the appraised value—to minimize their risk.
In short, lenders always base your maximum mortgage on the lowest of these two factors: your income or the property’s appraised value.
17. How much savings do I need when applying for a mortgage?
In the Netherlands, banks can finance up to 100% of the property’s market value. This means you typically don’t need savings for the purchase price itself, as long as the agreed purchase price does not exceed the appraised value of the home.
However, when buying a property, there are additional costs that are not covered by the mortgage. The so-called buyer’s costs (Kosten Koper). These include things like notary fees, valuation costs, and advisor fees.
On average, you should budget between 3.5% and 6% of the purchase price to cover these out-of-pocket expenses, depending on your personal situation.
18. How much do the services of Expat Mortgages cost?
At Expat Mortgages South, we work differently from many other independent mortgage brokers.
- No upfront fee – You only pay if we successfully arrange a mortgage for you.
- No contract required – There’s no obligation to sign a service agreement before we begin.
- If we secure a mortgage, our base fee is €3,150.
- Depending on your personal situation, there may be additional fees or discounts, which we’ll explain clearly during a personal meeting.
Our goal is to provide transparent, results-based service—so you only pay once you’re confident the mortgage is secured.
19. Can I finance additional costs with my mortgage?
That depends on two key factors:
- Your maximum borrowing capacity (based on your income)
- The appraised value of the property
If the appraised value of the property is higher than the purchase price, and you’re not borrowing the maximum based on your income, then it may be possible to finance part of the additional costs (such as notary, valuation, or advisor fees) within your mortgage.
However, if:
- You’re already borrowing at your maximum budget, or
- The purchase price is equal to or higher than the appraised value, then you’ll need to cover those additional costs from your own savings.
20. Is it possible to get an additional mortgage for energy efficiency matters?
Yes, in most cases, it is possible to take out an additional mortgage specifically for making your home more energy efficient.
This extra amount can exceed both the property value and your standard borrowing limit based on income—which is a unique exception in Dutch mortgage rules.
- In general, you may be able to borrow up to €10,000 extra for approved energy-saving measures.
- In some situations, this amount can be even higher, depending on the type of house and your personal financial profile.
To find out exactly how much you could borrow, it’s best to schedule a personal consultation with one of our mortgage advisors.
21. Can I rent out my house in the future?
Renting out your home is possible, but it comes with several important conditions and risks. It’s essentially a two-step process:
- Check with your municipality
Each city or town has its own rules and restrictions on renting out residential property. You’ll need to check:- If renting out is allowed in your area
- Whether a rental permit is required
- If there are rental price caps (especially for social housing or regulated rentals)
- Check your mortgage type
If your current mortgage is for owner-occupancy, you’re typically not allowed to rent out the property. Doing so without informing your lender could violate your mortgage terms.
To legally rent out your home, you usually need to switch to an investment mortgage (also known as a buy-to-let mortgage), which comes with different conditions:- Lower loan-to-value ratio (you can’t finance 100% of the property value)
- Higher interest rates
- No mortgage interest tax deduction
Additional Considerations:
Tenants in the Netherlands are strongly protected by law. If you sign an indefinite rental contract, it can be very difficult to ask a tenant to leave—even if you want to sell or move back in.
22. Why do I need a translator at the notary?
When signing legal documents, it is crucial to understand their content and implications. Deeds related to your home or mortgage can significantly affect your future financial situation. For this reason, it is essential that you fully understand what you are signing. If you are not fluent in Dutch, having a sworn translator present during the signing is mandatory. This ensures that you are properly informed and that the signing process is legally valid.