Key takeaways
If you are looking for a financial advisor to buy a home in the Netherlands, the person you need is a licensed mortgage advisor: they assess what you can borrow and arrange the mortgage.
A financial planner looks at your wider finances, such as pension, investments and cross-border tax. Some planners also do mortgages, so check what the service covers, not the title.
Looking for a financial advisor in the Netherlands? If you are planning to buy a home, you probably want help with three things: what you can afford, how much of your savings to use and which mortgage suits you. Those are questions for a mortgage advisor for expats. If you also have questions about pensions, investments or tax in more than one country, broader financial planning can help. This guide explains what each service covers, where they overlap and how to choose.
This article is written by Bart Kooijman, our mortgage advisor at OHAO, who helps expats and internationals navigate the Dutch mortgage and housing market. Want to discuss your own situation? Contact us.
The short answer: start with your question
If your question is "How do I finance a home in the Netherlands?", you need a mortgage advisor. They assess what you can borrow, recommend a suitable mortgage and can arrange the application with the lender.
If your question is "How does buying a home fit into my wider financial future?", financial planning adds a broader view of your income, savings, pension and long-term goals. Some financial planners also specialise in mortgages, so you do not automatically need two advisors. What matters is what the service covers, not the title.
Financial advisor, mortgage advisor and financial planner: what is the difference?
In many countries "financial advisor" is the usual name for whoever helps you with money decisions. In the Netherlands it is a broad description that does not tell you what someone actually does. A mortgage advisor (hypotheekadviseur) specialises in financing a home. A financial planner (financieel planner) looks at your whole financial position and long-term goals; according to the FFP professional profile, a planner can also work as a mortgage specialist.
Term | What it describes | What to check |
|---|---|---|
Financial advisor | A broad description, not a specific service | What advice do they give, and what is included? |
Mortgage advisor | A specialist in financing a home | Do they only advise, or also arrange the mortgage? Which lenders do they compare? |
Financial planner | A professional who looks at your whole financial position and future | Is mortgage advice included, or is it a separate service? |
Table comparing what a financial advisor, mortgage advisor and financial planner do in the Netherlands, and what to check for each.
What a mortgage advisor helps you with
Mortgage advice is more than finding the lowest rate. A good mortgage advisor:
calculates your maximum mortgage and a monthly payment that stays comfortable
checks how lenders treat your contract, income and residence permit
explains how much of your own savings you need for buying costs
compares rates and conditions across lenders
discusses the fixed-rate period (rentevaste periode), repayment type and risks
prepares and submits your application, then reviews the mortgage offer with you until the notary.
Not every advisor compares the same lenders or offers the same service, so ask what is included. Read more about our independent mortgage advice.
What financial planning adds
Financial planning connects the home purchase to the rest of your finances. Typical questions are:
How does buying a home affect my retirement plans?
How much should I keep in savings rather than put into the property?
What happens to our household finances if one income stops?
How do my savings, investments and pensions in different countries fit together?
A financial plan does not automatically include arranging a mortgage, and mortgage advice does not automatically include a full review of your investments, pension and tax.
When do you need broader advice?
For most expats buying a first home, mortgage advice is enough. A good mortgage advisor already asks about your future plans, because they affect the mortgage. If you might move abroad in five years, or your 30% ruling ends soon, that belongs in the mortgage conversation.
Extra advice is useful when the purchase is part of a bigger decision, for example when you are preparing for retirement, have substantial investments, or have assets, pensions or tax obligations in more than one country. For cross-border tax, a specialist tax advisor is usually the right person.
At OHAO we focus on mortgage advice for expats. When a question goes beyond the mortgage, we can recommend a tax advisor, notary or other specialist from our network; the choice is always yours.
What to check before choosing an advisor
The licence, not the title
Mortgage advice and arranging a mortgage (bemiddeling, intermediation) are regulated in the Netherlands. The AFM explains when something counts as advice: a personal recommendation of a specific product for your situation. Arranging the mortgage with the lender is a separate activity that needs its own licence. Check the firm in the AFM register for the services you want.
Certification for financial planners
If you want a financial planner, the CFP mark shows that the planner passed the FFP exam and practical assessment and follows ongoing education. It does not tell you whether arranging a mortgage is included.
What does it cost?
Compare what you get, not only the price. A financial plan, mortgage advice and arranging the mortgage are different pieces of work, even when one firm does all three.
At OHAO, mortgage advice and arrangement cost starting at €2,495 for first-time buyers, and you only pay when your mortgage is finalised. See our mortgage advisor fees.
These costs are tax deductible as far as they relate to your own-home debt (eigenwoningschuld). In the 37.56% tax bracket, a €2,495 fee gives you about €937 back, so the real cost is about €1,558.A general financial planning fee is not deductible as a mortgage cost. If one invoice covers several services, ask for a breakdown. Read which mortgage fees are tax deductible.
Frequently asked questions from expats
Do I need a financial advisor to buy a house in the Netherlands?
You need someone who can advise on and arrange your mortgage, which is a licensed mortgage advisor. A separate financial planner is only useful if you also want a plan for pension, investments or cross-border tax. Start with the mortgage advisor and ask whether your questions fall within their service.
Can a financial advisor arrange my mortgage?
Yes, if arranging mortgages is part of their service and the firm has the right AFM licence. The title "financial advisor" alone does not tell you this, so check the AFM register and ask directly.
Is a mortgage advisor compulsory in the Netherlands?
No. Some lenders offer execution-only mortgages without advice, after a test of your knowledge and experience. Most expats choose advice because lenders treat permits, contracts and foreign income very differently.
Talk to the OHAO team
Let’s look at your mortgage options
Whether you are just getting started or already taking the next step, we will look at your situation, answer your questions, and clearly explain your Dutch mortgage options.
Bart KooijmanMortgage Advisor
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