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ABN AMRO

Mortgage for expats

Buying a home in the Netherlands

  • 25 years the expert in expats
  • Step by step guidance by a mortgage adviser
  • The meeting to discuss your mortgage is in English

The process of buying a home in the Netherlands may be different from the process you’re used to. You’ll have to consider the regulations and legislation, the tax benefits and the Dutch housing market. We’re here to help you, so buying a house may be easier than you thought.

More information about mortgages for expats

Tax benefits

As an expat, you may be eligible for a 30% tax facility, which means that you are not liable to pay tax on the first 30% of your income. This may increase your income, and therefore also increase the maximum amount of your mortgage. There are a number of conditions you have to satisfy to qualify for the 30% tax facility. 

Arrange a free orientation meeting and a mortgage adviser will calculate your maximum mortgage based on your income. 

Include 100% of the allowances

Allowances and specific benefits can be included fully from 1 July 2024 if they are demonstrably fixed, long-term, payable in cash and have been awarded unconditionally for the applicant’s entire employment term. This type of information is specified on employer’s statements, in employment contracts or in a customer’s Collective Labour Agreement (CLA).

Borrow 100% of the property value

In the Netherlands, you are allowed to borrow up to 100% of the property value. All additional costs, like the notary fees and transfer tax, should be paid from your own funds. If you don't have any money set aside, you may be able to pay these costs through a gift or loan from your parents. A mortgage adviser can advise you on your personal situation.

Mortgage calculation

Your income is one of the factors used to calculate your maximum mortgage. This obviously means your salary, but it can also include allowances for overtime or bonuses. There are various types of income. 

Arrange a free orientation meeting and a mortgage adviser will tell you exactly what can and cannot be taken into account when calculating your maximum mortgage. Afterwards, you will be given a document with a detailed calculation. You can use this to decide on a price range for houses want to buy.

Additional costs

When you buy a house, you pay more than the purchase price alone: you also have to consider other costs like transfer tax and estate agent, notary and appraisal fees, for example. Some of these costs are tax-deductible, however. Going through the various additional costs gives you a better idea of how much money you need to buy a house. And, of course, we are ready to help here too. During the free orientation meeting, the mortgage adviser will run through these costs with you.

Dutch National Mortgage Guarantee

If you are buying a home costing no more than €405,000 – or €429,300 if you will be taking one of the registered energy-saving measures – you will qualify for the National Mortgage Guarantee (known as ‘NHG’ in Dutch). This mortgage guarantee serves as a safety net for when you can no longer pay your mortgage due to a divorce or unemployment, for example, or when you are left with a residual mortgage debt after selling your home. It also gives you the assurance that you are borrowing responsibly by taking out an affordable mortgage. 

What’s more, if you opt for an NHG-backed mortgage you’ll benefit from a lower mortgage interest rate. The NHG cost is 0.6% of the mortgage loan.

Sustainable living

An energy-efficient home: it’s good for the environment, cuts your energy bills and makes for more comfortable living. An additional advantage is that you can get a sustainability discount on your mortgage interest if you buy a home with energy label A or B. Or you may be entitled to subsidies to make your home more energy-efficient. 

If you’d like to know how you can make your home more energy-efficient, do the Energy Saving Check and get a personalised step-by-step plan. Good to know: if you are planning to take measures to make your new home more energy-efficient, you can sometimes borrow more than your calculated maximum mortgage.

More information about mortgages for expats

Tax benefits

As an expat, you may be eligible for a 30% tax facility, which means that you are not liable to pay tax on the first 30% of your income. This may increase your income, and therefore also increase the maximum amount of your mortgage. There are a number of conditions you have to satisfy to qualify for the 30% tax facility. 

Arrange a free orientation meeting and a mortgage adviser will calculate your maximum mortgage based on your income. 

Include 100% of the allowances

Allowances and specific benefits can be included fully from 1 July 2024 if they are demonstrably fixed, long-term, payable in cash and have been awarded unconditionally for the applicant’s entire employment term. This type of information is specified on employer’s statements, in employment contracts or in a customer’s Collective Labour Agreement (CLA).

Borrow 100% of the property value

In the Netherlands, you are allowed to borrow up to 100% of the property value. All additional costs, like the notary fees and transfer tax, should be paid from your own funds. If you don't have any money set aside, you may be able to pay these costs through a gift or loan from your parents. A mortgage adviser can advise you on your personal situation.

Mortgage calculation

Your income is one of the factors used to calculate your maximum mortgage. This obviously means your salary, but it can also include allowances for overtime or bonuses. There are various types of income. 

Arrange a free orientation meeting and a mortgage adviser will tell you exactly what can and cannot be taken into account when calculating your maximum mortgage. Afterwards, you will be given a document with a detailed calculation. You can use this to decide on a price range for houses want to buy.

Additional costs

When you buy a house, you pay more than the purchase price alone: you also have to consider other costs like transfer tax and estate agent, notary and appraisal fees, for example. Some of these costs are tax-deductible, however. Going through the various additional costs gives you a better idea of how much money you need to buy a house. And, of course, we are ready to help here too. During the free orientation meeting, the mortgage adviser will run through these costs with you.

Dutch National Mortgage Guarantee

If you are buying a home costing no more than €405,000 – or €429,300 if you will be taking one of the registered energy-saving measures – you will qualify for the National Mortgage Guarantee (known as ‘NHG’ in Dutch). This mortgage guarantee serves as a safety net for when you can no longer pay your mortgage due to a divorce or unemployment, for example, or when you are left with a residual mortgage debt after selling your home. It also gives you the assurance that you are borrowing responsibly by taking out an affordable mortgage. 

What’s more, if you opt for an NHG-backed mortgage you’ll benefit from a lower mortgage interest rate. The NHG cost is 0.6% of the mortgage loan.

Sustainable living

An energy-efficient home: it’s good for the environment, cuts your energy bills and makes for more comfortable living. An additional advantage is that you can get a sustainability discount on your mortgage interest if you buy a home with energy label A or B. Or you may be entitled to subsidies to make your home more energy-efficient. 

If you’d like to know how you can make your home more energy-efficient, do the Energy Saving Check and get a personalised step-by-step plan. Good to know: if you are planning to take measures to make your new home more energy-efficient, you can sometimes borrow more than your calculated maximum mortgage.

ABN AMRO

Free orientation meeting

Taking out a mortgage is no trivial matter. We understand that this can be an intimidating process with huge implications. During a free, no-strings-attached orientation meeting, one of our mortgage advisers will explain the ins and outs of taking out a mortgage and talk you through the various options.

ABN AMRO

Practical webinars

How does making an offer on a property in the Netherlands work? And what does a buyer’s agent do? There’s a lot you need to know and decide when buying a home. So sign up for one of our free webinars. You’ll also have the chance to talk to one of our mortgage advisers immediately afterwards.

Frequently Asked Questions

If you’re moving and want to keep your current home to rent it out, you may be able to take out our Hypotheek voor verhuur (mortgage for rental property or buy-to-let mortgage) if you already have an ABN AMRO mortgage. Read about the benefits and things to bear in mind to find out if it’s right for you.

About Mortgage for rental property

If you receive your income in a foreign currency (such as British pounds or US dollars) and you want to buy a house in the Netherlands, you are often still eligible for an ABN AMRO mortgage. The features of the loan are different to with a mortgage based on your income in euros.

More about mortgages based on income in a foreign currency

The housing markets is continuously changing. Every quarter, our senior economist Bram Vendel analyses imminent house price and mortgage interest rate developments. 

Read more about the Dutch housing market

Once your offer has been accepted, it’s time for you to get mortgage advice. Together with your mortgage adviser you consider the best options for your situation, like the type of mortgage, fixed-rate period and insurance, for example. The mortgage adviser will take note of everything you discuss and write up an advice report, based on which you can decide on the type of mortgage and provide the necessary documents. 

If you know a lot about mortgages already, you may choose to arrange your mortgage without assistance. You choose your mortgage yourself, with the help of a mortgage coach. That will save you advice fees. 

More about arranging a mortgage

Congratulations! Now you can sign the provisional agreement, which includes the ‘resolutive conditions’ (reasons for cancelling the agreement without consequence). The seller draws up the provisional agreement, but you state which resolutive conditions you want it to include, like failure to secure financing or the outcome of the building inspection, for example. Once you have signed the provisional agreement, you have a legally mandated cooling-off period of three days, after which time you are committed to the purchase (subject to the resolutive conditions). If you change your mind after these three days, you will need to pay 10% of the purchase price. 

Now’s the time to engage a mortgage adviser, though you may have already had an orientation meeting with one. No problem if you haven’t though. As a first-time buyer, you can always approach ABN AMRO to arrange a mortgage meeting within 24 hours.

Reasons for taking out a mortgage from ABN AMRO

Support from A to Z

A personal mortgage adviser: from the early stages of your house hunt until the mortgage has been secured.

25 years’ experience

Dutch mortgage market leader and expert in expats.

Service in English

The whole process and mortgage application are in English, with English-speaking mortgage advisers.