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Mortgage in the Netherlands: independent advice for expats
How a Dutch mortgage works, what you can borrow and what it costs, explained in plain English. Then talk to an independent adviser who compares the market for you.
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- First conversation free
- Advisers who speak English
Short answer: Expats can get a mortgage in the Netherlands on largely the same terms as Dutch buyers. You can borrow up to 100% of the value of the home, the maximum depends on your income under the annual lending standards, and you normally need your own savings for the buyer’s costs. An independent mortgage adviser compares dozens of lenders and checks how your residence status, contract and income are assessed.
How a mortgage in the Netherlands works
A Dutch mortgage (hypotheek) is a loan secured on the home you buy. The lender registers a mortgage right on the property at the civil-law notary, and you repay the loan over a maximum of 30 years. Almost every mortgage for an owner-occupied home is split into a fixed-rate period, commonly 10 or 20 years, after which the lender offers you a new rate.
Three rules shape most Dutch mortgages:
- Loan-to-value: you can borrow up to 100% of the market value of the home, or up to 106% if the extra part is spent on energy-saving measures. Buyer’s costs such as transfer tax and notary fees are not financed, so you pay those from savings.
- Income: how much you can borrow is capped by lending standards that the government sets every year on the advice of Nibud, the Dutch budget information institute.
- Repayment: the mortgage interest you pay is only tax-deductible if you repay the loan on an annuity or linear basis within 30 years.
Our step-by-step guide to buying a house (in Dutch) shows the whole process from viewing to key handover.
Expat mortgage: what lenders look at
There is no separate “expat mortgage” product in the Netherlands. You apply for a regular Dutch mortgage, but a few points get extra attention when you have moved here from abroad. Lenders differ in how strict they are, which is exactly why comparing them matters.
| Topic | What to expect |
|---|---|
| Residence status | You need a citizen service number (BSN). EU citizens can usually apply like Dutch residents. Without EU nationality, lenders generally ask for a valid residence permit; some set extra conditions depending on the type of permit. See mortgage without permanent residence. |
| Employment contract | A permanent contract is easiest. With a temporary contract, many lenders accept a declaration of intent from your employer that the contract will be continued. See mortgage with a temporary contract (in Dutch). |
| Income in a foreign currency or from abroad | Not every lender accepts this, and those that do may apply stricter terms. An adviser knows which lenders are open to your situation. |
| 30% ruling | This tax facility for employees recruited from abroad raises your net pay. Lenders assess your gross salary, and they differ in how they take the ruling into account. Read more about the 30% ruling and your mortgage. |
| Self-employed | Lenders usually ask for figures over previous years. Read more about a mortgage for freelancers and business owners (in Dutch). |
| Documents in English | The mortgage deed and the offer are Dutch legal documents. The notary must make sure you understand the deed; if you do not speak Dutch well, ask about an interpreter or an English translation in advance. |
How much mortgage can you get in the Netherlands?
Your maximum mortgage is the lower of two limits: what your income allows and what the home is worth. For the income part, lenders use a housing cost ratio that depends on your gross income and the interest rate. A second income now counts in full when you buy together, and student debt is assessed on the actual monthly payment rather than the original amount borrowed. Other loans, overdrafts and private car lease reduce what you can borrow.
In 2026 most people can borrow slightly more than a year earlier because incomes have risen. Use our mortgage calculator for the Netherlands for a first estimate. An adviser then checks the figure against the actual criteria of the lenders that suit you.
Good to know: the energy label of the home matters. For a home with label E, F or G you may borrow €20,000 extra in 2026 for sustainability improvements; with A+++ it is €25,000 extra and with A++++ €30,000 (€40,000 with an energy performance guarantee).
Annuity vs linear mortgage, and interest-only
The repayment type determines how your monthly payments develop over time and whether you get mortgage interest relief.
Annuity mortgage
A fixed gross monthly payment during the fixed-rate period. You repay little at first and more later. The most common choice.
Read more (Dutch)Linear mortgage
You repay the same amount every month, so your payments start higher and fall over time. You pay less interest in total.
Read more (Dutch)Interest-only mortgage
You pay only interest. New interest-only loans may be at most 50% of the home value, and the interest is not deductible.
Read more (Dutch)Linear vs annuity is a trade-off between lower payments now and lower total costs. Compare both in the annuity vs linear calculator (in Dutch).
Mortgage interest relief lets you deduct the interest on your owner-occupied home from your taxable income, at a maximum rate of 37.56% in 2026 and for up to 30 years. In return, a notional amount based on the WOZ value of the home is added to your income. More detail: mortgage interest relief (in Dutch).
Mortgage rates in the Netherlands
Dutch mortgage rates differ per lender, per day and per fixed-rate period. Your rate also depends on your loan-to-value: the smaller the loan compared to the value of the home, the lower the risk class and usually the rate. Many lenders also give a discount for a home with a good energy label. The overview below shows current mortgage rates in the Netherlands, updated daily.
| Rentevaste periode | Laagste rente | Bij | Gemiddelde rente |
|---|---|---|---|
| 1 jaar vast | 4,11% | Centraal Beheer (met NHG) | 4,26% (7 geldverstrekkers) |
| 5 jaar vast | 4,17% | Vista Hypotheken (met NHG) | 4,35% (9 geldverstrekkers) |
| 10 jaar vast | 4,32% | Vista Hypotheken (met NHG) | 4,46% (9 geldverstrekkers) |
| 15 jaar vast | 4,52% | Lloyds Bank (met NHG) | 4,68% (8 geldverstrekkers) |
| 20 jaar vast | 4,62% | Lloyds Bank (met NHG) | 4,78% (8 geldverstrekkers) |
| 30 jaar vast | 4,67% | Argenta (met NHG) | 4,78% (6 geldverstrekkers) |
Tarieven zijn indicatief, afkomstig van de websites van de geldverstrekkers, laatst bijgewerkt op 12 October 2026. De rente die je krijgt hangt af van je situatie; een adviseur vergelijkt de actuele tarieven voor je.
A longer fixed period gives certainty but usually costs a little more. Compare periods and lenders on our mortgage interest rates page (in Dutch), or read about choosing a fixed-rate period.
When your fixed rate expires
Towards the end of your fixed-rate period your lender sends you a new offer. You are free to accept it, choose another period or remortgage to a different lender. Lenders may not charge an early repayment penalty on the rate review date, so that is a natural moment to compare. Remortgaging in the Netherlands before that date can also pay off, but then a penalty may apply. See remortgaging (in Dutch).
NHG mortgage
NHG (Nationale Hypotheek Garantie) is a scheme run by Stichting Waarborgfonds Eigen Woningen. It protects you and the lender if you can no longer pay your mortgage through no fault of your own, for example after a divorce or job loss, and the home is sold at a loss. With NHG, lenders usually offer a lower rate. In 2026 NHG is available for mortgages up to €470,000, or €498,200 with energy-saving measures. You pay a one-off fee of 0.4% of the loan amount. More on the conditions at NHG (in Dutch).
Please note: Nationale Hypotheek is an independent platform and has no connection with NHG or with the Dutch government.
Buying a house in the Netherlands: costs to budget for
Because you can borrow at most 100% of the home value, you need savings for the buyer’s costs. As a rule of thumb these are 2% to 6% of the purchase price. The whole process is explained in buying a house in the Netherlands; the biggest cost is transfer tax.
| Cost | Amount in 2026 |
|---|---|
| Transfer tax, starter exemption | 0% if you are 18 to 35, the home costs up to €555,000 and you will live in it (once only) |
| Transfer tax, owner-occupier | 2% of the purchase price |
| Transfer tax, investor or second home | 8% of the purchase price |
| Notary and valuation | Varies per notary and valuer |
| Mortgage advice | Usually between €2,000 and €3,500 for a full process (indication), tax-deductible for your own home |
| NHG fee (optional) | 0.4% of the loan amount, one-off |
A new-build home is usually sold “free on name” (vrij op naam), so there is no transfer tax and no notary fee for the transfer. Work out your own figures with the buyer’s costs calculator (in Dutch).
Why use an independent mortgage advisor in the Netherlands
In the Netherlands you can go to a bank directly, but a bank only offers its own mortgages. An independent mortgage advisor or broker compares the offers of dozens of lenders, including smaller ones that may be more flexible about residence permits, temporary contracts or foreign income.
Nationale Hypotheek connects you with affiliated, independent advisers who hold a licence from the AFM, the Dutch financial markets authority. We do not give advice ourselves; the adviser does. The first conversation is free and without obligation, at your home, at the office or by video call. Read how it works or what an adviser costs (in Dutch).
Get a first estimate
Use the calculator to see roughly how much you can borrow.
Free introductory call
Discuss your plans, residence status, contract and income with an adviser in English.
Advice and comparison
The adviser compares lenders and explains which mortgage suits you, and why.
Application and notary
The adviser handles the application up to the signing of the mortgage deed at the notary.
Frequently asked questions about a mortgage in the Netherlands
Can expats get a mortgage in the Netherlands?
Yes. With a BSN, a sufficient income and, if you are not an EU citizen, a valid residence permit, many lenders are willing to lend to you. Conditions differ per lender, so comparing through an independent adviser is worthwhile.
Do I need a permanent contract?
Not necessarily. Many lenders also accept a temporary contract combined with a declaration of intent from your employer. Self-employed people are assessed on their figures over previous years.
How much deposit do I need?
You can borrow up to 100% of the home value, so no deposit is required for the home itself. You do need savings for the buyer’s costs, roughly 2% to 6% of the purchase price.
What are the current mortgage rates in the Netherlands?
Rates change daily and differ per lender and fixed-rate period. The overview on this page is updated every day. An adviser compares the actual rates that apply to your situation.
Can I get advice in English?
Yes. The request form on our contact page is in Dutch, but you can mention that you prefer English. The advisers we connect you with can explain everything in English.
Is Nationale Hypotheek the same as NHG?
No. Nationale Hypotheek is an independent platform that connects you with independent advisers. NHG is a scheme run by Stichting Waarborgfonds Eigen Woningen.
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