Buying a home in Eindhoven as an expat: what you need to know

Eindhoven is the Netherlands' tech capital — and one of the most active housing markets in the country. If you work at ASML, Philips, NXP, or one of the region's many high-tech companies, this guide will walk you through everything you need to know before buying: how the local market works, what it costs, how lenders assess expat income, and how the buying process unfolds step by step.

This article is written by Luc, our mortgage advisor at OHAO, specialising in expat mortgage advice across the Netherlands. OHAO is a proud commercial partner of Holland Expat Center South — the official governmental agency supporting international knowledge workers and their families settling in Brabant.

In this guide, we cover: why expats choose Eindhoven, the current housing market data, the step-by-step buying process, buying costs, the 30% ruling, expat mortgage eligibility, popular areas for expats, and the most common questions we receive.

Why expats choose to buy a property in Eindhoven

Eindhoven is a city built around technology and innovation. The presence of companies such as ASML, Philips, and NXP Semiconductors, along with a thriving startup ecosystem at the High Tech Campus Eindhoven, attracts thousands of international knowledge workers each year.

For expats who plan to stay for three years or more, buying often makes more financial sense than renting. Rental prices in Eindhoven have risen sharply, while monthly mortgage payments in the Netherlands for a comparable property are frequently lower.

The city also offers a high quality of life: green spaces, international schools, excellent bicycle infrastructure, and a good train connection to Amsterdam. It even has its own airport.

If you are new to Brabant, Holland Expat Center South is an excellent first stop. As a non-profit governmental agency, they help internationals with registration, housing guidance, and settling into life in the region.

The Eindhoven housing market in 2026

Before looking at mortgages, it helps to understand what kind of market you are entering.

According to Investropa's 2026 Netherlands real estate analysis, homes in the Netherlands are currently selling in about 28 to 32 days on average — and typically 3% to 5% above asking price in competitive areas. In Eindhoven's most sought-after neighbourhoods, overbidding is common.

One important point: Eindhoven is not Amsterdam. Prices are meaningfully lower than in the Randstad, and the market is driven more by residents — largely professionals working in the tech sector — than by investors. But do not mistake "more affordable" for "easy." Demand consistently outpaces supply, particularly for family homes near ASML's campus in Veldhoven.

What this means for you as a home-buyer

You should search on Funda.nl, the main Dutch property platform. Most properties in Eindhoven are listed and sold via Funda — and they often sell within days. Having your mortgage in order before you start viewing is essential. If you see a home you like, the window to make a competitive offer is short.

Many expat buyers also work with a buyer's agent (aankoopmakelaar) who can help assess properties, arrange viewings quickly, and guide negotiations. This is especially useful if you do not yet speak Dutch. When it comes to how to make your offer stand out in the Netherlands, preparation and speed matter more than almost anything else.

How the buying process works in Eindhoven

Whether you are a first-time buyer or relocating from abroad, the Dutch purchasing process includes specific steps that may differ from what many expats are used to. However, with the right guidance from specialists, the process is not as complicated as it may seem.

Step 1: Check your mortgage affordability

Before you start seriously viewing properties, obtain a mortgage affordability overview from our mortgage advisor. This tells you your borrowing capacity in the Netherlands in 2026 and makes you a credible buyer when you make an offer.

Step 2: Find a property and make an offer

Search on Funda.nl and, if relevant, through a local buyer's agent. Offers are made in writing, usually through the selling agent. It is standard to include resolutive conditions (ontbindende voorwaarden) — for example, "subject to obtaining financing within three weeks." This protects you if your mortgage is declined. For a practical guide to how to bid on a house in the Netherlands, including what to include in your offer and common mistakes to avoid, that page walks through it in detail.

Step 3: Sign the preliminary purchase contract

Once the seller accepts your offer, you and the seller sign a purchase agreement (koopovereenkomst or voorlopig koopcontract), usually drawn up by the seller's notary. After signing, Dutch law gives you a 3-day cooling-off period during which you can still withdraw without penalty. After those three days, the contract is legally binding. You will also be required to pay a 10% deposit, or arrange a bank guarantee (bankgarantie), which typically costs around 1% of the guaranteed amount.

Step 4: Arrange your structural inspection

For any property built before 2000, a structural inspection (bouwkundige keuring) is strongly recommended. A certified inspector checks for hidden defects, roof conditions, damp, and other issues that may affect the value or your mortgage approval. This typically costs €300 to €500. If something significant is found, you can use it to renegotiate the price.

Step 5: Finalise your mortgage

With the koopcontract signed, your mortgage advisor submits your full application. The lender will order an independent property valuation (taxatierapport) — typically costing €400 to €800 — to confirm the market value. Before approval, the lender also reviews your Dutch mortgage eligibility against a set of affordability and income criteria. Once approved, you receive a binding mortgage offer.

Step 6: Sign at the notary

Both buyer and seller attend the notary's office to sign the transfer deed (leveringsakte) and, if applicable, the mortgage deed. If you do not speak Dutch, a sworn interpreter is required — your notary can usually arrange this. The Kadaster (Dutch Land Registry) registers the transaction, and ownership transfers officially at that moment. You will receive the keys on the same day.

What does buying a home in Eindhoven cost in 2026?

In the Netherlands, you can borrow up to 100% of the property's market value — but buying costs in the Netherlands cannot be included in your mortgage. These must come from your own savings. A practical way to think about how much savings you need to get a mortgage in the Netherlands is to budget 4–6% of the purchase price on top of your deposit.

As a guide, total buying costs typically amount to 4–6% of the purchase price. For example, lets say you are buying a property in Eindhoven at the average price of around €550,000:

Table: amounts are for illustrative purposes only. For exact figures, please contact our mortgage advisors for a free consultation.

Important note for first-time buyers under 35: If you are between 18 and 35 and buying a property for under €555,000, you are exempt from transfer tax in the Netherlands in 2026. This is a one-time benefit. Use our transfer tax calculator Netherlands to calculate the exact amount for your situation.

It is also worth knowing which of these costs are tax deductible mortgage fees in the Netherlands — for instance, mortgage advisor fees and valuation costs are typically deductible in the year you purchase.

Can expats get a mortgage in Eindhoven?

Yes. Getting an expat mortgage in the Netherlands is possible for a wide range of situations — including tech workers at international companies, contractors, and people receiving income from abroad.

The core things lenders assess are:

• Income — it is important that your income is stable and verifiable

• Employment type — permanent contract, temporary contract, ZZP (self-employed), or employment through a foreign employer

• Residency status — whether you are from the EU or a non-EU country

• The property itself, including VvE status and whether it is leasehold

A full list of mortgage application requirements in the Netherlands — including which documents lenders ask for — is on that page. Our advisors also guide you step by step through the mortgage application documents needed for expat cases specifically.

Tech sector workers: ASML, Philips, NXP, and similar employers

A large proportion of expat buyers in Eindhoven work at major technology companies. These cases are generally straightforward for mortgage lenders — but there are a few nuances worth knowing.

Temporary contracts and probation periods

Many international hires start on a one- or two-year contract. Some lenders require a permanent contract; others accept a temporary contract if it is accompanied by an employer's statement (intentieverklaring) confirming the intention to extend. If you are in a probation period, most lenders prefer to wait until it ends before proceeding. For first-time home buyers in the Netherlands, there are also specific benefits worth checking before you apply.

Relocation packages and variable income

Relocation allowances, housing benefits, and annual bonuses are common in the tech sector. Lenders treat these differently — some include recurring bonuses in income calculations, while others do not. The rules around holiday allowance, bonuses, and salary components in your Dutch mortgage explain exactly how each income type is assessed.

The 30% ruling and your Eindhoven mortgage

The 30% ruling is one of the most common questions the OHAO team receives from expats in the Eindhoven region. It is a Dutch tax benefit that allows qualifying highly skilled migrants to receive up to 30% of their gross salary tax-free for up to five years.

It is good for your take-home pay — but it can complicate your mortgage calculation.

In short:

• Most lenders base your mortgage on your taxable income, not your full gross salary.

• Some lenders will take the tax-free portion into account if several years remain on your ruling.

• The closer your ruling is to expiry, the more cautious lenders will be.

Everything about how this works in practice is covered in 30% ruling and your Dutch mortgage: what expats need to know, including lender-by-lender differences. This is one area where working with independent mortgage advice in the Netherlands can make a significant difference — policies vary considerably between lenders.

Foreign income and international structures

Most expats working at companies like ASML, Philips, or NXP are employed directly by a Dutch entity and paid a regular salary in euros. For lenders, this is the most straightforward income situation — assessed the same way as any Dutch employee.

Things become more nuanced when your income comes from outside the Netherlands. Some expats are paid by a foreign parent company, work via a secondment structure, or hold a contract with an international entity while living in Eindhoven.

These are all cases that fall under a mortgage with non-traditional income in the Netherlands. They are accessible, but they require the right lender.

For income paid in a foreign currency — US dollars, British pounds, or otherwise — most lenders will accept it but may apply a currency risk discount to your qualifying income amount.

How much can you borrow?

Your maximum mortgage depends on your income, your employment type, and which lender you approach. The question of how much you can borrow with a Dutch mortgage in 2026 depends on several factors — income level, fixed costs, interest rate, and loan term. Our mortgage calculator Netherlands gives you a quick starting estimate. For more detail information and calculations, please contact our mortgage advisory team.

If you are buying with a partner, it is also worth understanding how much mortgage you can get alone vs. together in the Netherlands, as combining incomes can meaningfully increase your borrowing capacity.

Where do expats buy in Eindhoven?

Eindhoven has a variety of neighbourhoods and nearby towns that are popular with internationals. Here is a practical overview, with approximate price ranges based on Huispedia data and market observations from early 2026:

Table: areas popular with expats in and around Eindhoven, with indicative price ranges based on 2025–2026 market data.

Frequently asked questions by expats

Can I get a mortgage in Eindhoven with a temporary work contract?

Yes, in many cases. Some lenders accept temporary contracts if your employer provides a statement of intent to extend the contract. The conditions vary between lenders.

Does the 30% ruling count as income for a Dutch mortgage?

It depends on the lender. Some count the tax-free portion; others calculate only your taxable income. The remaining duration of your ruling also matters. 30% ruling and your Dutch mortgage: what expats need to know has the full breakdown.

Do I pay transfer tax as an expat first-time buyer?

First-time buyers between 18 and 35 are exempt from transfer tax in the Netherlands in 2026, provided the purchase price is below €555,000. This exemption applies to expats too, regardless of nationality. If you are over 35, you pay 2% of the purchase price.

How long does the buying process take in Eindhoven?

From accepted offer to key handover, the typical timeline is six to ten weeks. The preliminary contract is signed within one to two weeks of offer acceptance. The mortgage takes three to four weeks to finalise, and the notary appointment is usually scheduled for the agreed transfer date. Fast pre-approval from your mortgage advisor gives you an advantage in a competitive market.