Looking for an expat mortgage in the Netherlands?
Looking for an expat mortgage in the Netherlands?
Are you thinking about buying a house in the Netherlands or refinancing your mortgage? Our experienced expat mortgage brokers help you buy your dream house and get you the best deal on Dutch mortgages. We offer tailored mortgage advice, fully independent and for a competitive fee.
The #1 mortgage advisor for expats in the Netherlands
Free webinar 'How to buy a house'
Buying a house is difficult. Especially as an expat, because the process probably differs from what you're used to at home. We explain everything clearly during our free housing webinar 'how to buy a house in the Netherlands'. Find out:
- what the status of the Dutch housing market is
- all the important steps of buying a house
- winning tips and costly pitfalls to avoid
Free consultation with a mortgage advisor
If you want to buy a house in the Netherlands, we advice you to discuss your expat mortgage options with our skilled mortgage brokers in a free consultation, without obligation. After the consultation you'll know exactly:
- which amount you can borrow for a mortgage
- your gross and net monthly mortgage cost
- how to fix your expat mortgage in the Netherlands
"Highly recommended when you're in need of a good expat mortgage for a reasonable price."
"Our mortgage advisor Bram was very helpful and responsive and fixed everything for us. So happy we could finally get a mortgage in the Netherlands and buy a house."
"Hanno helped me get a mortgage for my house. I didn’t expect getting a mortgage as an expat would be so easy. Thanks a lot guys."
"Our mortgage broker Jan-Hein did a fantastic job getting us an expat mortgage in the Netherlands. He was very helpful and got our mortgage approved in two weeks. Great job!"
How we'll find you the best mortgage for epxats
1. Tailored mortgage advice
Getting a mortgage as an expat doesn't have to be complicated. Our expat mortgage advisors will make you a tailor-made Dutch mortgage plan.
2. Fully independent
We work fully independent and compare 43+ mortgage lenders. This way our mortgage advisors will get you the best fitting mortgage.
5 steps to your expat mortgage
1. Budget: how much can you borrow?
A free appointment gives you instant clarity about your budget
Call us 030 -208 2010
2. Bid with the HypotheekBelofte
This increases your chances of winning a bidding war
3. Offer accepted? Your financial plan
First we look at your financial situation, then at your mortgage
4. Choose your mortgage lender
Based on your mortgage plan we choose the best mortgage lender
5. Mortgage secured, to the notary!
We fix the mortgage from A to Z, you sign the deed at the notary
When you apply for an expat mortgage in the Netherlands, a 'hypotheek', you apply for the same mortgage as Dutch natives. There is no such thing as an expat mortgage with special conditions.
However, as an expat there are some extra requirements you might have to meet:
- You need to have a BSN (citizen service number) and a resident permit when you’re not a EU/EEA citizen.
- You have lived in the Netherlands for some time (six months up to five years).
- You are employed or self-employed and are financially independent.
- You need to pay a deposit.
- You have to prove that your residence permit can be extended.
Which of these special requirements for expats apply to you depend on your personal situation. When you're from outside the EU lenders might have stricter requirements. Ask your Hanno mortgage broker which conditions you have to satisfy.
In general you can get an expat mortgage when you arrive in the Netherlands. However, some banks require that you have lived here at least six months up to five years. This depends amongst other things on your citizenship, work situation and savings.
Yes, it's possible to apply for an expat mortgage when you're self-employed. You will need to show at least three years of income history. Mortgage lenders use this to calculate your maximum mortgage in the Netherlands.
- Are your profits increasing? Then we will take the average of your net profit of the last years for calculating your Dutch mortgage.
- Are your profits decreasing? Then the lower figure will count for your mortgage calculation.
In theory you can get an expat mortgage when you have been self-employed for 12 months or longer. However, if you can't show three years of income history, it seriously affects the maximum mortgage you're allowed to borrow.
The amount you're allowed to borrow for your mortgage is determined by your gross income and the market value of the property:
- Income: in general you can borrow around 4 to 5,5 times the amount of your annual gross income.
- Property's value: you are allowed to finance up to 100 percent of a property's market value. For example, if you buy a house for 300.000 euros, you can get a maximum mortgage of 300.000 euros.
There are, however, two ways to increase your maximum mortgage in the Netherlands:
- Sustainability: if you want to invest in home sustainability or buy a house that's already energy-efficient, you can borrow up to 106 percent of the property's market value. You can invest this extra money to buy a solar water heater, install a high efficiency boiler, improve insulation of walls and floors or take other measures to reduce energy consumption in the house.
- Funds for renovation: you can include funds for renovation, for instance to build an extension or renovate your kitchen. Yet your budget for renovation depends, like the normal part of your mortgage, on the market value of the property after renovations (with a maximum of 100 percent).
There are a few things that might affect your ability to get a mortgage in the Netherlands or limit your maximum mortgage:
- Your nationality: when you have an EU passport, it's relatively easy to receive a mortgage as an expat. When you're from outside the EU, you will have to meet more conditions and you might not be able to finance a mortgage up to the limit of 100 percent.
- Income situation: the type of contract you have affects your mortgage in the Netherlands. Dutch mortgage lenders calculate the maximum mortgage differently for employers who have variable working hours, a 0 hour contract, work via an employment agency or payroll company, have a business income or are self-employed.
- Income from outside the Netherlands: it will affect your Dutch mortgage possibilities when your employer is not located in the Netherlands, especially when you don't receive your income in euros. An income in a different currency will be converted to euros with a lower converted value for your mortgage. And because you don't pay taxes in Holland, you are not eligible for interest tax deduction.
- Loans: students loans and other loans will lower your maximum mortgage. It will probably still be possible to get a mortgage, but lenders will take your loans into account.
- Leasing a car: mortgage lenders count your lease as a loan. Therefore leasing a car has a substantial impact on your maximum mortgage.
- 30% rule: as an expat you might be eligible for the 30% percent rule. This can have a positive effect on your maximum mortgage!
What you can borrow from a mortgage lender depends on your personal situation. Ask your Hanno advisor to make you a tailor-made Dutch mortgage calculation.
- Annuity mortgage: with this type of mortgage you pay the same gross amount every month as long as you have fixed the interest on the loan. This amount consists of interest and loan repayment and the ratio changes over time. Initially you pay a great deal of interest and a small deal of loan. In time the amount of loan you repay increases and the amount of interest decreases. Because of the tax-deduction on your mortgage interest your monthly net payment keeps increasing until the end of your mortgage term. Simple put: an annuity mortgage is cheaper the first years, but in total it is more expensive than a lineair mortgage.
- Lineair mortgage: with a lineair mortgage you repay the same amount of loan every month. Because your loan is getting smaller, the interest you have to pay reduces steadily. This also means that the tax-deductible interest reduces during the term. The monthly payments (interest + loan repay) of a lineair mortgage are higher in the beginning, but in total this mortgage type is less expensive.
If you receive 30 percent of your salary tax-free this might positively effect your maximum mortgage, but it is not a standard advantage.
As an expat who makes use of the 30% ruling you have a higher net income. Yet mortgage providers in the Netherlands calculate your mortgage based on your gross income. This means that the 30% ruling doesn't give you an advantage when requesting a mortgage.
However, some mortgage lenders are willing to give expats on the 30% ruling a higher mortgage than the basic Dutch mortgage rules allow. How much more depends on your gross annual income and the remainder of your 30% ruling, since you will have to pay of the extra amount during the period that the 30% ruling applies to you.
Hanno works with more than 43 mortgage lenders and finds you the best mortgage based on interest rates and conditions. On our website you can find an overview with all current Dutch mortgages interest rates.
Please note that the interest rate of your mortgage depends on several things:
- Fixed period
- Mortgage product
- Mortgage form (f.e. annuity or lineair)
In the Netherlands you don’t pay commission or fees to your mortgage lender, but you pay a fee to your mortgage broker. Most mortgage advisors for expats ask much higher mortgage fees than we do. Hanno secures your mortgage in the Netherlands for a very competitive fee starting from 1.945 euro.
There are a lot of documents you have to share to get an expat mortgage in the Netherlands, depending on your personal situation and mortgage lender. You will have to show at least the following documents:
- Salary slip
- Contract of employment
- Letter of employment
- Income history of the last years (if you are self-employed)
- Copy of your passport
- Copy of your residence permit (if applicable)
- Confirmation letter regarding 30% ruling (if applicable)
- Overview of your assets, credits/loans, and extra income
Tax-deductible mortgage interest is tax relief for homeowners. When you have an annuity or lineair mortgage and live in your own property, you are eligible for tax relief on your mortgage interest. This means you don't have to pay income taxes over the amount of mortgage interest you pay. As a result your taxable income decreases and you pay less income tax on your annual tax returns. How much tax reduction you get depends on your income level and tax bracket. You can find more information about taxes on the website of the Government.
NHG helps you get an affordable and responsible mortgage. It will help you out if you get into (financial) trouble beyond your control, and are unable to pay your mortgage costs. For example if you lose your job or when your relationships ends and you have to sell your house for less than you owe your mortgage company.
If you have an NHG mortgage, you are sure that the mortgage matches your income. To apply for an NHG mortgage you have to meet their conditions.