Key takeaways
Sort your financing before you start viewing. You can borrow up to 100% of a property's value (106% with energy upgrades), but the 3–6% in buying costs — transfer tax, notary, valuation — has to come from your own savings. Knowing your real number first prevents bidding on homes you can't finance.
An offer is a package, not a price. The conditions you attach matter as much as the amount. Dropping the financing clause makes your bid stronger, but leaves you exposed to a 10% penalty if your mortgage falls through. A bidding certificate is the safer way to look serious.
The Dutch process has no equivalents you can assume. No pre-approvals, a 3-day cooling-off period that starts after signing, and a notary who handles the legal transfer and whom you choose and pay for. Most expat mistakes come from expecting it to work like home.
Buying a home in the Netherlands is one of the biggest financial decisions you will make — and if you are an expat, the process can feel especially unfamiliar. Dutch property law, bidding customs, and mortgage rules differ from those in most other countries, and navigating them without proper guidance can cause costly mistakes.
This guide, written by Bart, our mortgage advisor at OHAO, explains every step of the home-buying process in the Netherlands — from checking your eligibility to collecting your keys at the notary.
How to get a mortgage in the Netherlands: the short version
Getting a mortgage in the Netherlands as an expat follows a fixed order. The Dutch system has no formal pre-approval, so the work you do before you bid decides how smoothly the rest goes:
Check your eligibility and maximum mortgage. Your income, contract and residence status set what you can borrow (step 1 and 2 below).
Plan an orientation call with an independent advisor. You get a realistic budget and know which lenders fit your situation before you view homes.
Make an offer with the right conditions, including a financing clause (voorbehoud van financiering) and a realistic deadline.
Sign the purchase agreement and arrange the 10% deposit or bank guarantee.
Apply with the lender that fits you best. Your advisor compares the Dutch mortgage lenders for expats and submits your documents.
Valuation and binding mortgage offer. The lender checks the home's value and sends the final offer, which you sign.
Sign at the notary and get your keys. The mortgage deed and the transfer deed are signed on the same day.
The steps below explain each part in detail, including the buying side of the process.
Step 1: Check your mortgage eligibility
Before anything else, find out whether you qualify for a mortgage in the Netherlands. Your mortgage eligibility is based on your residency status, income type, and employment contract.
As an EU citizen, you can generally apply under the same conditions as a Dutch national. Non-EU citizens need a valid residence permit and BSN (Citizen Service Number). If you are a U.S. citizen, additional requirements, such as FATCA compliance, apply.
Your contract type also matters. A permanent contract (vast contract) is the easiest path. A mortgage with a temporary contract in the Netherlands is also possible: with an intention declaration from your employer, most lenders use your full salary. If you are self-employed as a ZZP'er or a BV owner, lenders require between 1 and 3 years of income history.
Expat tip: do not wait until you find a home to check your eligibility. Get clarity if you can get a mortgage before starting the home hunting process.
Step 2: Determine your budget
Once you have confirmed that you qualify, the next step is to determine how much you can borrow. In the Netherlands, buyers can typically finance up to 100% of a property's market value through a mortgage. If you plan to invest in energy-saving upgrades, the borrowing limit may increase to as much as 106% of the property's value.
However, your maximum mortgage is not the same as what you can comfortably afford. Your budget also needs to account for additional purchasing costs — typically 3–6% of the purchase price — which you must pay from your own savings. These costs include:
Transfer tax (overdrachtsbelasting): 2% of the property value, or 0% if you are a first-time buyer aged 18–35 and the property is below €525,000 in 2026.
Notary fees for the transfer deed and mortgage deed.
Valuation report (taxatierapport).
OHAO mortgage advisor fees (tax-deductible).
If you have the 30% ruling, this can increase your borrowing capacity because lenders may calculate your income at the higher gross level.
Existing loans, such as student loans, DUO, or BKR registrations, directly reduce the amount you can borrow. Your mortgage advisor will factor all of these into a personalised calculation.
Expat tip: online mortgage calculators give rough estimates but cannot account for foreign income structures, the 30% ruling, or non-standard contracts. A personalised calculation with a mortgage advisor gives you an accurate number you can rely on when bidding.
Step 3: Assemble your team
Buying a home in the Netherlands includes several professionals, and having the right people on your side early makes the process easier and increases your chances of success.
Mortgage advisor (hypotheekadviseur): an independent mortgage advisor compares offers from multiple lenders to find the best rate and conditions for your situation. Unlike going directly to a bank, an independent advisor has access to 40+ lenders — including those that work only through brokers. At OHAO, your advisor is also your single point of contact throughout the entire process. Read how to choose a mortgage advisor as an expat.
Buying agent (aankoopmakelaar): A buying agent searches for properties, arranges viewings, advises on fair bidding prices, and negotiates on your behalf. Inside the competitive Dutch market, having a buying agent significantly improves your chances of getting an offer accepted. The seller's agent represents the seller's interests — not yours.
Notary (notaris): The notary handles the legal transfer of the property. You choose and pay for the notary as a buyer. They draft the deed of transfer and the mortgage deed, and register the property in your name at the Land Registry (Kadaster).
Expat tip: OHAO can refer you to trusted buying agents and notaries who are experienced in working with expats. Ask your mortgage advisor for a recommendation.
Step 4: Search for a home
With your budget confirmed and your team in place, you can start searching. Most properties in the Netherlands are listed on Funda.nl — the largest housing platform in the country. You can also check Jaap.nl and Pararius.nl.
When evaluating properties, pay attention to:
Energy label: properties with a higher energy label (A or above) allow you to borrow more. A lower label (E, F, G) reduces your maximum mortgage.
Erfpacht (ground lease): in urban areas such as Amsterdam, some properties sit on leased land rather than owned land. This affects your monthly costs and mortgage calculation.
VvE (homeowners' association): if you are buying an apartment, check the VvE's financial status — its reserve fund, monthly contribution, and maintenance plans. Lenders assess this during the mortgage application.
Asking price strategy: In the Netherlands, the asking price is often a starting point, not the final price. In competitive areas, homes frequently sell above asking price.
Expat tip: Do not fall in love with a property before checking whether it fits your mortgage budget. Share the listing with your mortgage advisor before making an offer — they can quickly confirm whether it is financially realistic.
Step 5: Make an offer and negotiate
When you find the right home, it is time to make your offer stand out. Your buying agent will advise you on a realistic bid based on comparable sales, the property's condition, and the level of competition.
An offer in the Netherlands is more than simply a price. It includes conditions (ontbindende voorwaarden) that protect you:
Financial clause (financieringsvoorbehoud): Allows you to withdraw without penalty if your mortgage is not approved. This is the most important protection for buyers.
Structural inspection clause (bouwkundige keuring): Allows you to cancel or renegotiate if a technical survey reveals serious defects.
Bidding without a financial clause makes your offer stronger for the seller, but entails considerable risk for you. If your mortgage falls through, you could lose the 10% deposit. Discuss this decision carefully with your mortgage advisor and buying agent.
In competitive situations, sellers may ask for a "best and final" offer. Having a bidding strategy prepared in advance — with a clear maximum and pre-validated budget — gives you a significant advantage.
Expat tip: ask your mortgage advisor for a bidding certificate (financieringsverklaring) before making an offer. This document shows the seller that your finances have been reviewed and that your bid is realistic. Sellers and their agents take offers with a bidding certificate much more seriously.
Step 6: Sign the purchase agreement (Koopovereenkomst)
Once the seller accepts your offer, the next step is signing the purchase agreement. This is a legally binding contract drafted by the selling agent or notary. It includes the agreed price, transfer date, and all conditions.
After signing, you have a 3-day cooling-off period during which you can cancel for any reason without penalty. After this period, the contract becomes binding. If you withdraw without a valid clause (like the financial clause), you owe the seller a 10% penalty.
The purchase agreement also specifies the deadline for your mortgage approval — usually 4–6 weeks after signing. This is the window in which your mortgage must be fully arranged.
Expat tip: Have your mortgage advisor review the purchase agreement before you sign. They will check that the financial clause deadline gives enough time for approval and that there are no unusual conditions.
Step 7: Apply for your mortgage
With a signed purchase agreement, you can now formally apply for your mortgage. Your mortgage advisor will help you gather the required documents and submit the application to the lender.
For employed expats with straightforward documentation, mortgage approval typically takes 4 to 7 days, depending on how busy the lender is. If your situation is more complex — for example, if you have foreign income, are self-employed, or have non-traditional income sources — it may take longer.
During this step, you also choose your mortgage structure:
Interest rate period: You choose between a fixed rate (locked for 5, 10, 15, 20, or 30 years) or a variable rate. Most buyers choose a 10-year fixed rate for stability.
Repayment type: Annuity (fixed monthly payment) or linear (decreasing monthly payment). Both are tax-deductible.
NHG (National Mortgage Guarantee): If the property is below the NHG limit (€450,000 in 2026), you may qualify for a lower interest rate and additional protection against payment difficulties.
Your mortgage advisor compares offers from over 40 lenders and recommends the best fit for your situation. Once you receive the mortgage offer (hypotheekofferte), your advisor reviews the terms with you before you sign.
Expat tip: Do not switch jobs, take on new debt, or make large purchases during the mortgage application. Any changes to your financial situation can delay or jeopardise approval.
Step 8: Property valuation and structural survey
Your lender requires an independent property valuation (taxatierapport) to confirm the home's market value. This is arranged by the buyer and typically costs €400–€700. The valuation protects both you and the bank by making sure you are not overpaying.
A structural survey (bouwkundige keuring) is optional but highly recommended, especially for older properties. A certified inspector examines the home's foundation, roof, plumbing, electrical systems, and insulation. The report identifies current defects and estimates future maintenance costs — generally costing around €300–€500.
If the structural survey reveals serious issues, you can use the inspection clause in your purchase agreement to renegotiate the price or, in some cases, withdraw from the sale.
Expat tip: If you are buying an older Dutch home (pre-1970), a structural survey is strongly recommended. Hidden issues like foundation problems or asbestos can cost tens of thousands of euros to fix.
Step 9: Sign at the notary
When your mortgage is approved and all conditions are met, the final step is signing at the notary. On transfer day (also called passeren), you sign two deeds:
Deed of transfer (akte van levering): Officially transfers ownership of the property from the seller to you.
Mortgage deed (hypotheekakte): Registers the mortgage with the Land Registry (Kadaster).
Before the signing, the notary sends you a settlement statement (nota van afrekening) listing all costs to be paid. This includes the remaining purchase costs, transfer tax, and notary fees.
If you do not speak Dutch fluently, a sworn interpreter must be present during the signing. This typically costs €150–€350.
Before heading to the notary, you do a last walkthrough of the property with the seller to confirm it is in the agreed-upon condition.
Expat tip: Read the draft deeds carefully when the notary sends them (usually a few days before). If anything is unclear, ask your mortgage advisor or the notary to explain it before signing day.
Step 10: Get your keys and move in
After signing at the notary, you receive the keys and officially become the homeowner. Congratulations!
There are a few things to arrange right away:
Home insurance (opstalverzekering): your mortgage lender requires this. It covers damage to the building itself (fire, storm, water damage). Arrange this before the transfer date.
Contents insurance (inboedelverzekering): covers your belongings inside the home. Not mandatory, but strongly recommended.
Utilities: register with energy, water, and internet providers. In the Netherlands, you can compare energy providers through sites like Independer.nl or Energievergelijker.nl.
Municipality registration: update your address with your local municipality (gemeente) within 5 days of moving.
Your mortgage advisor remains available after the purchase. Whether you want to check if you can get a better rate after your fixed period ends, explore increasing your mortgage for renovations, or eventually look into a bridging loan when moving to your next home, OHAO is here to help at every stage.
Common mistakes expats make when buying a home
Not checking their budget before viewing properties. This leads to emotional decisions and bidding on homes they cannot afford.
Skipping the buying agent. Within a competitive market, going without a buying agent significantly lowers your chances, especially as an expat unfamiliar with Dutch negotiation customs.
Bidding without a financial clause. This feels like it strengthens your offer, but the financial risk of losing your 10% deposit is enormous if things go wrong.
Waiting too long to contact a mortgage advisor. The earlier you get clarity on your finances, the faster you can act when the right property appears.
Assuming the process works like it does in their home country. Dutch property law is different — there are no pre-approvals, cooling-off rules are unique, and the notary plays a central role.
Frequently asked questions from expats
How long does it take to get a mortgage in the Netherlands?
The lender’s approval itself often takes 4 to 7 days, depending on how busy the lender is and how complex your case is. The whole process, from signing the purchase agreement to the notary, follows the deadline in your purchase agreement, often 4 to 6 weeks. A simple file with a Dutch salary is quickest; foreign income, self-employment or a new job take longer, so start your orientation call before you bid.
Can I get a mortgage approved before I find a house?
Not formally: Dutch lenders only assess an application for a specific home. What you can do is have an advisor calculate your maximum mortgage and check your documents in advance, so you can bid with confidence. Our mortgage calculator gives a first indication.
How much money do I need besides the mortgage?
You can borrow up to the value of the home, but the buying costs, usually 3 to 6% of the price, come from your own savings. The largest is the transfer tax in the Netherlands, which first-time buyers under 35 do not pay below the price limit. You also need a 10% deposit or bank guarantee shortly after signing; read what the 10% penalty in a Dutch purchase agreement means.
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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