Expats in Amsterdam

Buying a home in Amsterdam as an expat can feel overwhelming, but if you plan carefully, it’s entirely achievable. Here’s how Hanno helps expats navigate the unique Amsterdam housing market and secure the right mortgage.

Understand Amsterdam’s Competitive Market

Amsterdam remains one of the hottest housing markets in the Netherlands. While national trends show slight cooling, high demand in city centres means properties, especially move-in ready or centrally located, often attract strong interest. As an expat, you’ll need to move quickly once you find the right home.

Partner with a Specialist Expat Mortgage Advisor

Dutch mortgage rules can be complex, especially for internationals. To maximize your chances, work with an advisor who understands:

• Documentation requirements like BSN, employer statements, and residence permits
  
• Foreign income calculations (often only a percentage of non‑euro income is counted)
  
• The National Mortgage Guarantee (NHG), which can be advantageous for many buyers
  

Hanno’s advisors speak multiple languages and have expertise across Amsterdam’s neighbourhoods.

Calculate Borrowing Capacity and Use “Mortgage Promises”

Before bidding, it’s crucial to know exactly what you can borrow. Getting a “mortgage promise” (financiële bewijs) from Hanno or a bank puts you in a strong position and allows faster bids.

Time Your Fixed Rate Wisely

Mortgage interest rates in 2025 are stabilising after previous volatility. Fixed-rate periods can lock in rates to cushion against future hikes. Hanno’s advisors will analyze short- vs long-term fixes based on your financial situation. Given uncertainty, expats are advised to lock in favorable rates, be advised on fixed or variable rates, if available, rather than waiting for possible further drops.

Explore Green Mortgage Options

The Netherlands offers attractive green mortgage rates for energy-efficient homes or sustainable upgrades. In Amsterdam, look for properties with high energy ratings or explore renovation financing to improve energy performance.

Strategize Your Offer, Make It Stand Out

Though overbidding is less frequent nationally, Amsterdam remains competitive. A clean offer with strong financing (such as NHG-backed, mortgage promise in place), flexible move-in dates, or limited conditions can put you ahead of other buyers.

Know the Costs And Potential Benefits

• Transfer tax & notary: Expect €800–€1,500 plus 2% transfer tax (0% if under 35 and below a certain price threshold).
  
• Valuation/report: Usually €500–€800.
  
• NHG savings: Reduced fee and an increased limit, making home ownership more accessible.
  

Hanno helps you accurately budget for these and uncover potential savings and tax deductions, such as mortgage interest relief.

Hanno supports expats in Amsterdam every step of the way. It starts with a free introductory consultation, where you’ll receive personalized advice about your eligibility, borrowing options, and the different neighborhoods in Amsterdam. Next, Hanno helps you secure a mortgage promise and provides support with your bid, giving you a strong position in Amsterdam’s competitive market. The advisors are experts in handling the specific challenges expats face, such as foreign income, residence permits, or contractor status, and will guide you through all necessary documentation. Hanno also specializes in green mortgage options and can connect you with energy-efficient properties and sustainable financing. Most importantly, all fees are transparent and competitive, with no hidden commissions, so you always know where you stand.

Ready to Buy? Here’s What to Do Next

1. Book your free appointment with Hanno in Amsterdam.
   
2. Bring essential documents (passport, BSN, employment, permit, income proof).
   
3. We’ll provide a mortgage promise, guide you on houses in Amsterdam, and craft a winning offer package.
   
4. Secure your mortgage and proceed to notary, while we continue supporting you every step of the way.