More people in the Netherlands are buying a property together, whether with a partner, friends, family members, or even a colleague. By pooling incomes, buyers can usually borrow more and significantly increase their mortgage borrowing capacity in the Netherlands.
However, buying together does not only mean sharing the benefits—it also means sharing the risks. That is why it is essential to make clear legal and financial agreements from the very beginning, ideally with the guidance of a mortgage advisor in the Netherlands.
This article is written by Luc, mortgage advisor at OHAO and an expert in mortgages for buying a property together with a partner.
Here we provide an overview of the key points to consider, including understanding the rules, checking your Dutch mortgage eligibility, and ensuring that all agreements are clearly documented from the start to avoid complications later on.
Can two friends (or others) apply for a mortgage together?
Yes. In the Netherlands, any two or more people can apply for a mortgage together—as long as they meet the lender's mortgage application requirements in the Netherlands.
This includes:
Friends
Family members
Colleagues
Girlfriend/boyfriend or partners in a relationship.
Banks look at your total income together, minus any debts, to decide how much you can borrow. Usually, this is about 4 to 5 times your gross income, but it depends on your situation, how lenders perform mortgage income assessment in the Netherlands, and current interest rates.
Everyone who signs the mortgage is fully responsible for the whole loan, not just their own part. This is an important point often discussed with an independent mortgage advisor.
Legal agreements are essential
If you are not married or in a registered partnership, you need a cohabitation agreement (samenlevingscontract). This should clearly state:
Ownership percentages
Who pays what (mortgage, costs, renovations, or renovation mortgage financing)
What happens if someone wants to sell, leave, or pass away.
You can split ownership any way you want. The shares are written in the notarial deed and do not have to be 50/50.
Should the mortgage be in one name or both?
Generally advised: both names
In most situations, it is best to put the mortgage in both names:
It increases borrowing capacity by pooling income
It allows mortgage interest deduction in the Netherlands for both parties
It protects both parties legally and financially.
Married or registered partners
If you are married or in a registered partnership, a joint mortgage matches your legal status. This means you both own the home and are both responsible for the loan.
What about prenuptial agreements?
If you have a prenuptial agreement, you can put the mortgage in one name. Still, using both names is usually simpler, better for taxes, and safer for both people when reviewing your mortgage affordability in the Netherlands.
Important rule
If both of you are on the mortgage, you both need to be listed as owners at the Land Registry. Banks do not allow a joint mortgage if only one person is listed as the owner.
Can a partner's income be included if it's not “standard”?
Yes. Dutch banks can count many types of income, including non-traditional income for a mortgage in the Netherlands, but they look at each one in a different way.
A mortgage with a temporary contract:
The contract has sufficient remaining duration, or
The employer provides a Letter of Intent (intentieverklaring).
This letter confirms long-term employment prospects and is often reviewed during mortgage income checks in the Netherlands.
A mortagge with a PhD contract
Employment-based PhD salary: usually 100% included
Stipend-based PhD income: typically 50–90% included, depending on lender and documentation.
A mortgage with a foreign income
Foreign income can be included, but lenders apply risk adjustments, especially for a mortgage with foreign income in the Netherlands:
Income in EUR-linked or stable currencies (GBP, USD): often 70–90% accepted
Income in volatile currencies: a lower percentage may apply.
Banks check your income using payslips, work contracts, tax returns, and proof that you comply with Dutch tax rules (such as the 30% ruling).
Mortgage as a ZZP (self-employed)
Minimum 3 years of activity preferred. Banks prefer that you have at least 3 years of self-employment, but sometimes 1 year is enough when applying for a mortgage with non-standard income in the Netherlands.
If you are new to self-employment, banks might only count part of your income.
Mortagge as a BV / business owner (DGA)
Banks like to see at least 3 years of business finances. Combination of salary + dividends assessed as part of a complex income mortgage.
Can family help you get a mortgage through a guarantee?
Yes. In the Netherlands, family members (usually parents) can help by giving a parental guarantee (medehypotheek), which can support mortgage qualification in the Netherlands.
How foes a family mortgage (“familiebank”) work?
A family mortgage is when your parents or relatives lend you money directly to buy a home.
Key points:
Must be documented, often via a notarial deed.
Counts as debt for mortgage affordability calculations.
The interest rate must be similar to what banks offer.
If structured correctly, the interest can be tax-deductible under Dutch mortgage tax benefit rules.
Can I buy with my child now and transfer ownership later?
Yes. Parents and children can buy a home together as co-owners, with both names on the mortgage. This may involve transfer tax in the Netherlands, unless you qualify for an exemption.
Everyone’s situation is unique. If you are unsure how this information applies to you — or if you would like to explore your personal options in more detail — feel free to schedule a free, no-obligation call with us below.
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