Mortgage for expats

An estate agent can support you throughout the process or with just part of it. It's up to you whether or not you engage a buyers or sellers estate agent. Find out what an estate agent can do for you and what the costs are. Find out what an estate agent can do for you and what the costs are. 

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).

In the Netherlands, you are allowed to borrow up to 100% of the property value. Michael Tol, our experienced mortgage advisor, explains how your maximum mortgage is determined by factors such as your income, existing loans, residence permit, and the value of the property.

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.

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.

 How does the 30% ruling affect your mortgage?  The 30% ruling can affect your mortgage application, as it may influence your net income and overall financial situation. Whether and how the 30% ruling is taken into account depends on your individual circumstances and the applicable mortgage lending rules.  If you currently benefit from the 30% ruling, it is also important to consider when the tax advantage will end and how this may affect your financial situation in the future. A mortgage adviser can explain how the 30% ruling applies to your specific situation and what it may mean for your mortgage options.

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. Michael Tol, our experienced mortgage advisor, explains in the video everything about mortgage interest deduction, rules for expats, and which additional costs are deductible. 

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.

Whether you qualify for a mortgage depends partly on your nationality, residence status and employment situation.

Can generally apply for a mortgage without a Dutch residence permit. A valid passport or national ID card and a BSN (Citizen Service Number) are typically required.

Usually need a valid Dutch residence permit. The type and remaining duration of the permit can affect your mortgage options and the maximum amount you may be able to borrow. Highly skilled migrants and EU Blue Card holders may qualify for more favourable conditions, depending on their employment situation.  

• Valid passport or ID document
• BSN (Citizen Service Number)
• Employment contract
• Employer's statement Residence permit (if applicable)
• Additional income or financial documents may be requested, depending on your situation.  

Mortgage eligibility for expats depends on a combination of factors, including your residence status, employment contract, income and personal circumstances. That's why we recommend a free, no-obligation orientation meeting with one of our mortgage advisers. Together, we'll assess your situation and explore your options. 

If you are buying a home costing no more than €470,000 in 2026  – or €498.200 in 2026 if you finance approved 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 0.4% of the mortgage loan.

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 when you buy a home or improve its energy performance, a better energy label can result in a lower mortgage interest rate. The interest rate you pay depends in part on the energy label of your home.

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.