In English
Mortgage without permanent residence in the Netherlands
New to the Netherlands, or living here on a temporary residence permit? You can often still get a mortgage. Here is what lenders and NHG look at.
- Independent advisers
- First conversation free
- Advisers who speak English
Short answer: Citizens of the EU, EEA and Switzerland can usually get a Dutch mortgage on the same terms as Dutch citizens. With a non-EU residence permit it depends on the type of permit: for a mortgage with NHG, your income only counts if your permit is permanent, long-term or for a non-temporary purpose. Lenders without NHG set their own rules, and they differ, so comparing lenders pays off.
EU, EEA and Swiss citizens
With a valid passport or identity card from an EU country, the EEA (Iceland, Liechtenstein, Norway) or Switzerland, you meet the residence requirement of NHG. You do not need a separate residence permit. Some lenders even accept an application soon after you start living and working in the Netherlands. What matters most then is your income and your employment contract.
Non-EU citizens: which residence permit do you need?
For a mortgage with NHG, the rules are clear. You need a document from the IND showing one of the following:
- a permanent residence permit;
- EU long-term resident status;
- permanent residence (duurzaam verblijf);
- a residence permit for a non-temporary purpose.
With a permit for a temporary purpose, NHG is only possible if your income is not needed for the mortgage. If you buy together, one of you may have a temporary permit, but that person’s income then does not count.
Without NHG, each lender sets its own policy for residence permits. Some are stricter than NHG, others more flexible. An independent adviser knows which lenders accept your type of permit.
Temporary contract and foreign income
Many expats start on a temporary employment contract. With a statement of intent from your employer that your contract will become permanent if you perform well, lenders can count your income for the full term of the mortgage. Without it, other routes exist, such as an average income over several years. Read more (in Dutch) about a mortgage with a temporary contract.
Is your income paid in a foreign currency? Some lenders only count part of it, because of the exchange-rate risk. Do you receive the 30% ruling? Read how lenders look at 30% ruling income.
Documents you need
- A valid passport or identity card, and your IND residence document if you are not an EU, EEA or Swiss citizen.
- Your citizen service number (BSN), which you get when you register at your municipality. The notary also needs it.
- An employer’s statement and recent payslips.
- Your employment contract and, for a temporary contract, a statement of intent if you have one.
See the full buying process in our guide to buying a house in the Netherlands.
Frequently asked questions
Can I get a mortgage without permanent residency in the Netherlands?
Often, yes. EU, EEA and Swiss citizens do not need a residence permit. With a non-EU permit it depends on the type of permit and on the lender. For NHG, your income only counts with a permanent, long-term or non-temporary-purpose permit.
Can I get NHG with a temporary residence permit?
Only if your income is not needed for the mortgage. If you buy together, your partner’s income can count if they have a permit that qualifies.
How soon after moving can I buy a house?
That depends on the lender and your contract. Some lenders accept applications soon after you start living and working in the Netherlands. An adviser can tell you which lenders fit your situation.
Do I need a BSN to buy a house?
Yes. The notary needs your BSN for the transfer tax return. You get one by registering at your municipality, or through an RNI desk if you do not live in the Netherlands yet.
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