What a BSN is and why it matters when you buy
The BSN (burgerservicenummer) is your personal citizen service number. Dutch government bodies, banks, employers and notaries use it to identify you. You can sign a purchase agreement without one, but lenders usually need it to assess and register a mortgage, the notary uses it to record you correctly as the new owner, and the Tax Administration uses it for matters such as the transfer tax and your future tax return. In practice, arranging your BSN early prevents delays between the signed agreement and the transfer date.
Registering with the municipality: BRP or RNI
If you plan to stay in the Netherlands for four months or longer, you register in the Personal Records Database (BRP) at the municipality where you live. You receive your BSN with that registration. If you are staying for a shorter period, or you do not yet have a fixed address, you can register as a non-resident in the RNI at one of the designated municipal desks; that registration also gives you a BSN. Book your appointment early, as waiting times differ per municipality, and bring your passport or ID card and the documents the municipality asks for, such as a rental agreement or proof of your address. Citizens of EU countries do not need a residence permit to live and work here; other nationalities should check their residence status with the IND.
Open a Dutch bank account before you make an offer
A Dutch bank account makes many steps simpler: paying a deposit or bank guarantee, transferring your own funds to the notary and paying monthly mortgage costs. Most banks ask for your BSN when you open an account, which is another reason to register first. Remember that a Dutch mortgage can be at most 100% of the market value of the home. The buyer costs, such as transfer tax, notary fees and valuation, usually come from your own savings. Use our buyer costs calculator to estimate how much you need to have available and plan the transfer of savings from abroad in good time.
Your mortgage: start the conversation early
Lenders look at your income, contract, residence status and existing debts, including debts outside the Netherlands. Each lender has its own policy for international applicants, so speak with an independent mortgage adviser before you start viewing homes. Ask for a clear picture of your budget and which documents you will need. Our page on an expat mortgage in the Netherlands explains topics such as the 30% ruling, temporary contracts and own funds. Ons Soort Makelaars is a buying and selling agent, not a mortgage adviser, but we gladly coordinate timing with your adviser.
The notary, the deed and an interpreter
In the Netherlands, ownership passes when the notary registers the deed of transfer. The legal deed is drawn up in Dutch. If you do not understand Dutch well enough, the notary must make sure you understand what you sign, which usually means a translation or a (sworn) interpreter at the appointment. Many notaries can provide an English translation of the deed alongside the Dutch text. Ask about this early, because an interpreter or translation can involve extra costs and needs to be planned. Bring valid identification to the appointment and check that your name is spelled exactly as in your passport.
A practical order of steps for newcomers
A workable sequence is: register with the municipality and receive your BSN, open a Dutch bank account, speak with a mortgage adviser, define your search area and then start viewing. Our guide to your first home in the Netherlands explains how to prepare your search, and buying a house in the Netherlands covers viewings, offers and the purchase agreement. If you buy a home to live in, the provisional purchase agreement normally gives you a three-day reflection period after you receive the signed agreement.
How a buying agent helps when you are new here
Most documents in a Dutch purchase are in Dutch: the listing information, the seller’s questionnaire, the purchase agreement and correspondence with the selling agent. A buying agent works for you, explains these documents, checks the property and negotiates on your behalf. At Ons Soort Makelaars you can discuss your plans in English, Polish, Ukrainian and other languages. Visit our expat and international hub for more guides, or tell us about your plans and we will discuss which support fits your situation and timing.
Frequently asked questions
Can I buy a house in the Netherlands without a BSN?
Signing a purchase agreement without a BSN is possible, but lenders, banks and the notary usually need it to complete the purchase. It is wise to arrange your registration before you make an offer.
How do I get a BSN if I am staying only a short time?
If you stay less than four months, you can register as a non-resident in the RNI at a designated municipal desk. That registration gives you a BSN.
Do I need a Dutch bank account to buy a home?
It is not a legal requirement for the purchase itself, but in practice it makes paying the deposit, transferring funds to the notary and paying mortgage costs much easier. Banks usually ask for your BSN.
Is the notary deed available in English?
The legal deed is in Dutch. If you do not understand Dutch sufficiently, the notary arranges a translation or an interpreter. Many notaries offer an English translation; ask about any extra costs in advance.
Do EU citizens need a residence permit to buy a house?
No. Citizens of EU countries can live and work in the Netherlands without a residence permit. Registration with the municipality is still needed to receive a BSN.
Can I get a mortgage straight after arriving?
That depends on your income, contract, residence status and the lender’s policy. Policies differ per lender, so check with an independent mortgage adviser what is possible in your situation.
