Mortgages in the Netherlands
Does the picture remind you of your own situation? Don't worry this page will guide you towards a succesfull mortgage application. Because buying your first home in the Netherlands is an exciting step that should be thorougly enjoyed. Even when arranging a mortgage can be complex.
We explore in this section
Can an expat get a mortgage in the Netherlands?
If we answered that with a no, this would be a short page. So ofcourse yes, you can get a mortgage but you will need reach certain criteria.
Your Residency status
- if you are an EU/EEA citizen, you normally have no restrictions with an application, when you have a BSN number and employment contract is considered enough.
- if you are a Non-EU national, you will need a valid residence permit (or a highly-skilled-migrant visa) and employment contract of a company in the Netherlands.
Employment and income
Mortgage lenders want to see that you have a steady income, not only the previous year but also the years before. Further:
- Permanent contracts are valued highest
- Temporary or one-year contracts with prefarbly employer intention to renew are accepted
- When you are self-employed (zzp’ers or freelancer), you will have to show up to 3 years of financial records or tax statements.
- Income in euros is preferred by Dutch Banks. If you earn in another currency, they may apply a risk correction.
Income level and debt ratio
Banks calculate a maximum loan-to-income (LTI) ratio based on guidelines from Nibud (National Institute for Budget Information) in the Netherlands
- In general, your total monthly housing costs can't higher then 30–35% of your gross income.
- If you have student loans, other long-term debt and/or other expenses, your maximum borrowing capacity will be reduced.
Credit history
Dutch mortgage providers check your registration with the Bureau Krediet Registratie (BKR) and in most cases they will ask for credit reports from the previous country you have lived plus other prove you have paid your bills on time like previous rent. Keeping records and asking for references from your (previous) bank and landlord can help. More is better! For example i asked my previous bank to send me prove i paid all my mortgage payments on time.
Down payment and own funds
In the Netherlands you can borrow up to 100% of the market value, however you will need to pay some expenses yourself. In the section What does it cost to buy a house? we look at what.
If you are able and willing to pay part of the money yourself, lowering the mortgage from 100% to 80% or 60% will help your case plus lowers your mortgage rate.
How much can i borrow?
You can borrow up to 100% of the property’s market value, if your income and job stability is solid. If your income is less stable, the bank may approve a lower percentage or expect you to contribute more from your own savings.
Banks lend around 4.5–5 times your gross annual salary, adjusted for factors like age, partner income, your debts and mortgage type.
If you buy a house with your partner, you can combine incomes and will count for 100%. This changed recently which is very positive.
The purchase costs (about 5–6%) you will have to pay yourself.
Check our Mortgage Calculator.
What types of mortgages are there in the Netherlands?
There are a wide variety or mortgages to choose from but the most common ones are annuity mortgage and linear mortgage.
Annuity mortgage – Annuïteitenhypotheek
With annuity mortgage you will pay the same amount over the whole period of the mortgage. In the beginning, this amount is mainly interest and only a small part of the loan. Gradually, this changes, so that at the end of the mortgage.
Linear mortgage - Lineare hypotheek
With a linear mortgage the amount of debt that you pay remains fixed every month. On top of the debt, you will also pay interest, which will be the highest at the beginning of the mortgage since you haven’t paid anything back yet. Your monthly payments start higher, but they will gradually decrease.
How does the mortgage process work?
- Check how much you can borrow by using a Mortgage calculator or talk with your bank.
- Scheduele a meeting with a mortgage advisor or better several to get an idea where you at.
- Check websites like Funda for your dream home, arrange viewings and if you find the house you love, make an offer on a property, remember to make an offer with a financing clause.
- Get a valuation report, normally the bank will tell you how to do this. They will use this to confirm the home’s value.
- fter this you will receive a mortgage offer. Review the interest rate and conditions.
- Last step. Sign at the notary, normally the seller of the house choses the one.
The opstalverzekering requirement for your Dutch mortgage
While not mandatory for homeowners, building insurance (Opstalverzekering) is compulsoryby every mortgage lender. This is mainly to protect the house itself, making sure that if the property is severely damaged, the opstalverzekering guarantees funds are available for rebuilding your home and thereby securing the repayment of the mortgage.Proof of this policy is essential for the final signing at the notary. For those seeking a modern solution, providers like Lemonade offer digital Homeowners Insurance that includes the essential Opstalverzekering component required by lenders.
What are my required documents?
- Your passport
- Payslip
- Bank statement for a whole month with the payment of your salary
- Prove of your savings
- Employer statement (werkgeversverklaring)
- If you are non-eu you residence permit
- If you are self-employed you will need at least 1 but normally 3 years income statements
What about the mortgage rates?
In 2026 the average interest rates are between 3.3% and 4.2%, depending on the fixed-rate period (5, 10, 20, 30 years) and your own financial situation plus how energy-efficient it is.
Every home in the Netherlands has an energy label (A to G) named Energielabel woning that reflects how energy-efficient it is. The A now has a+, a++, a+++ etc. Lenders increasingly use this to determine the rate.
Currently 2026, typical fixed rate periods are around 3.36%–3.42% for 5 years, 3.56%–3.77% for 10 years, 3.88%–4.13% for 15 years, and 4.06%–4.28% for 20 years.
What about the tax benefits?
The nice little advantage of a mortgage in the Netherlands is that the interest you pay on your mortgage loan can be deducted from your taxable income. This basically means that you pay less income tax every year.
If you pay €10,000 in mortgage interest per year and your income tax rate is 37%, you can save around €3,700 in income tax that year.
But:
You can deduct the interest only if the mortgage is for your main residence meaning that you use this as your fulltime home.
The mortgage must be repayment-based (annuity or linear).
You include the deduction when filing your annual tax return (aangifte inkomstenbelasting) with the Belastingdienst. Normally this is already done by them and you just have to check they filled everything in correctly.
What does it cost to buy a house?
| Cost Type | Amount | Remark |
| Transfer tax | 2% of purchase price | First-time buyers under 35 may be exempt |
| Notary fees | €1,000 – €2,000 | Property and mortgage deed |
| Valuation report | €300 – €700 | Required by your bank |
| Mortgage advice | €1,500 – €3,500 | Not necessary. Often tax-deductible |
| NHG guarantee | 0.6% of mortgage | Optional, for added security |
What is the National Mortgage Guarantee (NHG)?
The Dutch National Mortgage Guarantee scheme is unique in Europe. It will help you take out a mortgage that will be affordable and responsible from the start. When you run into problems meeting your payments due to circumstances beyond your control, the National Mortgage Guarantee can provide a safety net for you and your mortgage lender.
The National Mortgage Guarantee is referred to in Dutch as ‘NHG’ or ‘Nationale Hypotheek Garantie’.
If you have an NHG-backed mortgage and can no longer pay your mortgage due to specific circumstances beyond your control, you and your mortgage lender will contact NHG.
This happens when you lose your job, relationship ends, disabled from work or when you partner dies.
How to choose a Mortgage Advisor?
Buying a home in a new country can be difficult, that's why we recommend hiring a mortgage advisor (hypotheekadviseur). Most of the Dutchies use one so it's not only because you are new to the country.
Another option is that you go directly to your bank. You can safe 1000-2000 euro in the beginning but you might not get the best interest rates and terms.
Tips and interesting links
The mortgage system in the Netherlands is transparent, stable and accessible for expats. With proper advice and good preparation, you can finance your home under favorable conditions and take advantage of long-term tax benefits.
Here are some interesting links and tips that helped us with getting a mortgage.
Tips
- Compare at least three lenders or advisors before signing to get the best rates.
- Always include a financing clause in your purchase contract. Called onder voorbehoud van financiering.
- If you are self-employed, prepare at least 3 years of tax statements
Interesting links
Recommended providers
Hanno
Are you thinking about buying a house in the Netherlands or refinancing your mortgage? Hanno's experienced expat mortgage brokers help you buy your dream house and get you the best deal on Dutch mortgages. We offer tailored mortgage advice, fully independent and for a competitive fee.
ABN Amro
ABN AMRO Bank N.V. is a Dutch bank with headquarters in Amsterdam and is the third-largest bank in the Netherlands. Check the website for a mortgage calculator and more information about their mortgages.
Rabobank
Rabobank is a Dutch multinational banking and financial services company headquartered in Utrecht, Netherlands. The group comprises 89 local Dutch Rabobanks, a central organisation, and many specialised international offices and subsidiaries.
Univé
Univé is a cooperative insurance company and mortgage provider in the Netherlands. Univé presents itself as a nonprofit insurer, to express that making profit is not important and therefore has cheaper products.