Can I get a mortgage in the Netherlands? (Updated 2026)

Many expats looking at the Dutch housing market have the same question: Can I get a mortgage in the Netherlands? With 2026 approaching, many internationals are thinking about their next steps, such as whether to keep renting or try to buy a home. That brings up another big question: Do I actually qualify for a Dutch mortgage?

Our mortgage advisor, Luc at OHAO put together answers to the questions expats ask most about getting a mortgage, how the process works, and what you need to know to start buying a home in the Netherlands.

What are the requirements for getting a mortgage in the Netherlands?

Mortgage lenders assess several factors before approving your mortgage application:

• Your nationality and residence status

• Your employment type and income

• Your savings, assets, and outstanding debt

• Your financial stability and credit history (BKR)

• The property value and its energy label

Required documents for a Dutch mortgage

To apply for a mortgage in the Netherlands, you typically must provide:

1. Passport copy

2. Residence permit (if applicable)

3. Recent salary slip

4. Employment contract

5. 30% ruling confirmation (if applicable)

6. Overview of assets and savings

7. Overview of credits, loans, or financial obligations

If you do not have a BSN number yet but plan to move to the Netherlands, a mortgage advisor can still give you an idea of how much you might be able to borrow. You will need a BSN for the final approval.

Your nationality and mortgage eligibility

EU/EEA Citizens

If you are an EU or EEA citizen, the process is pretty straightforward.

You need to:

• Live in the Netherlands

• Be registered with the municipality

• Provide proof of income, savings, and debts

Non-EU Citizens

Non-EU citizens can buy property and apply for a mortgage, but lenders require:

• A valid residence permit

• Proof that you live and work in the Netherlands

• Income

How strict these conditions are differs per lender. Read which Dutch mortgage lenders work with expats and which ones you can only reach through an independent advisor.

For more information, please contact our mortgage advisor who can help you find the best options.

Employment, income & mortgage eligibility

• Permanent employment

If you have a permanent contract, approval is straightforward.

• Temporary contract

You can still get a mortgage with a temporary contract. Lenders usually require a letter of intent from your employer. Read what your options are for a mortgage without a permanent contract, with and without that letter.

• Changing jobs

You may still get a mortgage if your new employer confirms employment after your probation period.

Freelancers / Self-employed (ZZP)

Freelancers can get mortgages but face stricter requirements:

• 1–3 years of business history

• Tax returns and profit statements

• A KvK registration

Each situation is unique, for more personalized advise, please schedule a free call with our team.

Debt and mortgage eligibility

Debt does not automatically stop you from getting a mortgage. Lenders check all obligations when calculating your borrowing capacity.

• Personal loans: you can still get a mortgage if you have personal loans. Paying them off increases your borrowing amount.

• Unemployment: if you are unemployed, approval is very unlikely.

• Student debt: Dutch and international student loans are assessed similarly.

Income requirements for a mortgage in the Netherlands

There is no fixed minimum income required to get a mortgage in the Netherlands; however, your income must be high enough to afford the property you want to buy.

For example

For an annual income of €80,000 at a 3.5% interest rate, your maximum mortgage is around €390,000 for an energy label A home and around €360,000 for lower energy labels.

Factors affecting borrowing power:

• Interest rates

• Energy label

• Debt and savings

How much savings do you need?

You can borrow up to 100% of the market value.

Example transfer tax:

• €560,000 → €11,200

• €880,000 → €17,600

Additional closing costs (3–6%):

• Notary fees

• Appraisal report

• Mortgage advice/broker fees

• Bank guarantee

• Structural survey

• Buyer’s agent fees

• NHG premium

Many costs are tax-deductible fees.

Mortgage eligibility for Dutch residents vs expats

Dutch residents usually need fewer documents. Expats must often show additional proof, such as residence permits or foreign income verification.

Maximum mortgage amount in 2026

Most buyers can borrow up to 100% loan-to-value (LTV). Energy-efficient homes allow slightly higher borrowing. For example, if your income allows €370,000 but the property’s value is €350,000 → Your maximum mortgage = €350,000.