How a Dutch mortgage works for internationals
A Dutch mortgage is based on your gross income, your fixed costs and existing debts, and the value of the home you buy. The maximum loan is limited to 100% of the market value of the property, which is usually set by an independent valuation report. That means the costs around the purchase are generally not financed and come from your own savings. Lenders do not require Dutch nationality, but they do want to understand your employment, your residence situation and how long you expect to stay. A buyer who prepares these documents early can make an offer with more confidence. If you are new to the process, read our overview of buying a house in the Netherlands and our guide to your first home in the Netherlands.
The 30% ruling and your mortgage
Many expats receive a tax-free allowance under the 30% ruling. According to the Dutch government, employers may pay up to 30% of the salary as a tax-free allowance through 2026. From 1 January 2027 the maximum becomes 27%, while people who already had the ruling before 1 January 2024 keep 30% for the rest of their term. The ruling lasts at most five years and an income threshold applies, which is indexed every year. For your mortgage the key question is how a lender treats this allowance: some focus on the gross salary in your contract, others look more closely at your net income and how long the ruling still runs. Because policies differ, ask a mortgage adviser to compare lenders on this point specifically.
Temporary contract, probation period or self-employed
A permanent contract makes a mortgage application easier, but it is not the only route. With a temporary contract, many lenders accept a statement of intent from your employer confirming that the contract will be extended if your work and the business circumstances stay the same. Without that statement, some lenders assess your income differently or ask for more history. If you are self-employed, lenders usually want to see your figures over several years. Contractors and people who are seconded by a foreign employer should expect extra questions about where the income is paid and taxed. A mortgage adviser can tell you which documents strengthen your application in your specific situation.
Buying without a permanent residence permit
Citizens of the European Union do not need a residence permit to live and work in the Netherlands, so for them residence status is rarely an obstacle. For non-EU internationals, the type and duration of your residence permit matters. Many lenders accept a permit linked to your job, such as a highly skilled migrant permit, sometimes with extra conditions. Others are more cautious when the permit expires soon. You will also need a BSN and a Dutch bank account for most applications. If you have only just arrived, our page on buying a house without a BSN explains the first registration steps.
Own funds and buyer costs
Since the mortgage is capped at the market value of the home, you pay the buyer costs (kosten koper) yourself. These typically add 2% to 6% of the purchase price, depending mainly on the transfer tax. In 2026 the transfer tax is 0% for first-time buyers aged 18 to 34 who will live in the home, provided the value is no more than €555,000, 2% for a home you live in yourself, and 8% for other homes such as a second home or investment. Other costs include the notary, the valuation report, mortgage advice and possibly a building survey and a buying agent. Estimate your total with the buyer costs calculator and read more about transfer tax in 2026.
National Mortgage Guarantee (NHG)
The National Mortgage Guarantee, known as NHG, protects you if you cannot repay your mortgage because of circumstances such as unemployment or divorce, and it often gives access to a lower interest rate. In 2026 the NHG cost limit is €470,000, or €498,200 if you include energy-saving measures. The one-off premium is 0.4% of the loan amount. Whether NHG is the right choice depends on the price of the home and your plans, so ask your adviser to calculate both options.
Order of steps: adviser first, then the search
Start with an orientation conversation with an independent mortgage adviser, ideally one who works in English. Ask for an estimate of your maximum budget and an overview of the documents you need, such as your employment contract, an employer's statement, payslips, residence documents and bank statements. With that budget in mind you can search more focused and make a realistic offer. Ons Soort Makelaars is not a mortgage adviser, but we can help you search, view and negotiate as your buying agent. Compare our approach with the information on estate agent fees.
Talk to an agent who speaks your language
A mortgage is only one part of buying a home. Our network of local agents helps internationals throughout the Netherlands, in English and several other languages. Back on our overview for expats and internationals you will find all guides in one place. Do you want to discuss your plans, your budget and the areas you are considering? Send us a message through the contact form and we will tell you which support fits your situation.
Frequently asked questions
Can I get a mortgage in the Netherlands as an expat?
Yes, many expats do. Lenders look at your income, contract, residence status and debts rather than your nationality. Requirements differ per lender, so an independent mortgage adviser can tell you which lenders fit your situation.
Does the 30% ruling count towards my mortgage?
Lenders treat the tax-free allowance differently. Some mainly use your gross salary, others look at net income and the remaining duration of the ruling. Ask a mortgage adviser to compare lenders on this point.
What changes for the 30% ruling in 2027?
From 1 January 2027 employers may pay a tax-free allowance of up to 27% instead of 30%. People who already had the ruling before 1 January 2024 keep 30% for the remainder of their term, which lasts at most five years.
Can I buy a house with a temporary contract?
Often, yes. Many lenders accept an employer's statement of intent confirming the contract will be extended under unchanged circumstances. Without it, lenders may assess your income in another way. A mortgage adviser can check the options.
How much of my own money do I need?
A Dutch mortgage covers at most the market value of the home, so you generally pay the buyer costs yourself. Depending on the transfer tax, these are usually 2% to 6% of the purchase price.
Is Ons Soort Makelaars a mortgage adviser?
No. We are estate agents who help with searching, viewing, negotiating and the purchase process. For financing we recommend an independent mortgage adviser, and we are happy to coordinate with them.
