How to Get a Mortgage in Netherlands 2026: Moving to the Netherlands and dreaming of owning your own place? Whether it’s a canal-side apartment in Amsterdam, a family home in Utrecht, or a cozy spot in Rotterdam, getting a mortgage as an expat is totally achievable in 2026. The Dutch system is known for being transparent, borrower-friendly, and full of perks like tax deductions and low rates. I’ve seen plenty of internationals – from tech workers on highly skilled migrant visas to EU citizens starting new chapters – successfully buy homes here. The process isn’t complicated once you know the steps, and banks are increasingly expat-friendly with English support.
In this ultimate guide, I’ll walk you through everything you need to know about getting a mortgage in the Netherlands in 2026. From eligibility and borrowing limits to documents, costs, and pro tips to boost your approval chances. Let’s make buying your Dutch home straightforward and stress-free.
Who Can Apply for a Mortgage in the Netherlands as an Expat?
The good news is that foreigners are welcome to apply. EU/EEA citizens have the easiest path – no extra residency hurdles. For non-EU expats (like from the US, India, Pakistan, or elsewhere), you need a valid residence permit. Highly skilled migrant visas, work permits, or family reunion visas work perfectly. Even temporary contracts are accepted if they’re likely to be renewed or your probation period is ending soon.
Age-wise, most banks lend if you’re between 18 and 75 at the end of the mortgage term (some go to 80). Couples can apply together for higher borrowing power. Income stability is key – permanent contracts are ideal, but fixed-term or freelance work qualifies with good history (3 years averages for self-employed).
Banks check your credit via BKR (Bureau Krediet Registratie) – no negative marks in recent years. Student loans or small debts are usually fine if managed. Expat favorites like ABN AMRO, ING, and Rabobank have dedicated international teams and English apps to make it smooth. READ MORE
How Much Mortgage Can You Get in 2026?
Dutch rules are responsible – you can borrow up to 100% of the property value (no more since 2018), but buyer costs come from your savings.
Your income sets the limit:
- Single €50,000 gross salary → roughly €225,000-260,000 mortgage.
- Couple €90,000 combined → €400,000-450,000.
- Energy-efficient homes (label A or better) → extra borrowing allowance (up to 9%).
Use free online calculators from Hypotheker or bank sites – they’re accurate and English. NHG guarantee for homes under €405,000 lowers rates and adds safety.
In 2026 markets, overbidding is calmer, but have 6-8% savings ready for costs.
Step-by-Step: The Mortgage Application Process
Getting approved usually takes 4-8 weeks once you have an offer.
- Pre-Approval: Get a provisional offer early – shows sellers you’re serious.
- Find a Property: Make an offer (with conditions like financing clause).
- Full Application: Submit docs to bank or broker.
- Assessment: Bank checks income, value, credit.
- Offer & Notary: Accept terms, sign at notary.
Work with an independent advisor (hypotheekadviseur) – they compare 40+ lenders and often cost nothing (bank pays).
Required Documents for Expats
Gather these to speed things up:
- Passport and residence permit.
- Payslips (last 3 months) and employment contract.
- Annual salary statement.
- Bank statements (3-6 months).
- Proof of savings for costs.
- Property appraisal once offered.
Self-employed? 3 years tax returns. Expats: Employer letter confirming Dutch role helps.
Mortgage Types and Rates in 2026
Choose what fits:
- Annuity: Fixed payments, tax-deductible interest – most popular.
- Linear: Faster payoff.
- Interest-Only: Limited, higher rates.
Rates stay competitive – fixed 10-year around 3-4%. Green mortgages offer discounts for sustainable homes.
Tax deduction (hypotheekrenteaftrek) still benefits primary residences, phasing down gradually.
Extra Costs to Budget For
Buyer pays:
- Transfer tax 2% (exemptions for first-timers under 35, homes under €510,000).
- Notary/appraisal €2,000-4,000.
- Advisor (optional) €2,000-3,000.
- Total 5-8% of price.
No seller fees – buyer side only. READ MORE
Navigating the Dutch Housing Market as a Mortgage Applicant in 2026
The Current Housing Market: What to Expect in 2026
One thing that surprises many expats when applying for a mortgage in the Netherlands is how closely the housing market ties into the process. In 2026, the market has cooled down quite a bit from the intense overbidding frenzy of a few years ago. Competition still exists in hot spots like Amsterdam, Utrecht, and Rotterdam—especially for family-sized homes or central apartments—but overall, it’s more balanced. Average national home prices hover around €450,000–500,000, with better deals popping up in growing cities like Eindhoven, Groningen, or the suburbs around The Hague. This shift gives buyers more breathing room to negotiate and choose wisely.
Why Mortgage Pre-Approval Gives You an Edge
As a buyer with solid financing in place (or even just pre-approval), you’re instantly more attractive to sellers. They prefer offers from people whose deals are less likely to fall apart due to funding issues. That’s why securing a provisional mortgage offer early is absolute gold—it typically lasts 3–6 months and signals to agents and sellers that you’re a serious contender. In a market where trust matters, this small step can make you stand out and even help you snag a property below asking price.
Smart House Hunting Tips for Expats
When you’re ready to start viewing homes, consider teaming up with a buying agent (aankoopmakelaar). They usually charge €2,000–3,000, but they often save you far more by negotiating effectively and spotting hidden problems—like high maintenance costs in older canal houses or unexpected VvE (homeowners association) fees in apartments. For expats, this extra guidance is invaluable when navigating local quirks.
Energy labels are a big deal now. Homes rated A++ or better not only move faster but also unlock green mortgage discounts (0.1–0.5% lower rates) and allow slightly higher borrowing. If you’re looking at a fixer-upper, remember banks often lend extra for energy upgrades like insulation or solar panels.
Timing your search helps too—spring and autumn are busiest, while winter or summer tend to be quieter with more motivated sellers. Take advantage of “open huizen dag” events for casual, no-pressure viewings.
Once you find the right place, your offer will include standard conditions like financing and a building inspection. With pre-approval, the financing clause is straightforward to satisfy, and the 3-day cooling-off period gives you peace of mind to back out if needed.
Final Thoughts: Prepared Buyers Win in the Dutch Market
At the end of the day, the 2026 Dutch housing market rewards those who come prepared. Expats who research neighborhoods thoroughly (Funda.nl has an English version—super handy), understand ongoing costs like VvE contributions, and work with good agents tend to close deals smoothly and happily. A Canadian couple I know snapped up a lovely townhouse in Leiden under asking price early this year simply because they moved quickly with strong financing in place.
Combining solid mortgage preparation with smart house hunting truly makes owning a home in the Netherlands realistic and exciting. Picture it: bike-friendly streets, excellent schools, short commutes, and that unbeatable Dutch quality of life. Your perfect home is out there—waiting for you to make the move.
Tips to Get Approved Faster as an Expat
- Start with English-friendly banks: ABN AMRO, ING, Rabobank.
- Use brokers like Expat Mortgage Platform – free consults.
- Build Dutch bank history early.
- Highlight stable career/relocation support.
- Apply for NHG if eligible – lower rates.
One tip from a UK expat: Get pre-approval before house hunting – made bidding confident.
Common Challenges and How to Handle Them
Language: Advisors translate everything. Temporary visa: Show long-term plans. Credit for newcomers: No BKR history is okay – income proof suffices. Overbidding: Cooling market helps, but save buffer.
Final Thoughts: Your Dutch Home Awaits in 2026
Getting a mortgage in the Netherlands as an expat is realistic and rewarding in 2026. The system protects you with fair rules, competitive rates, and tax perks while opening doors to amazing homes. Start with a free rate check or advisor chat – many online in English.
Your canal view or garden suburb could be closer than you think. Ready to make the move? Questions on your situation? Comment below – happy to help based on real stories I’ve heard!
