Buying your first home in the Netherlands as an expat is more achievable than most people expect, but it is easy to start in the wrong place.
Many expats begin by browsing Funda before they know what they can borrow, and then lose weeks catching up on the financial side.
This guide tells you the right order, what to prepare first, and what the Dutch buying process actually looks like for an international professional.
Start With Your Mortgage, Not Your Property Search
The most common mistake first-time expat buyers make is falling in love with a property before they know their budget. In a competitive market like the Netherlands, where homes can sell within days of listing, you need to be able to move fast when you find the right one. That means knowing your borrowing capacity before you start viewing.
Book a mortgage orientation meeting with us. We can estimate for you a realistic borrowing figure based on your income, contract type, and any obligations. For expats with a permanent contract, a temporary contract, or the 30% ruling, the outcome can differ significantly, so it is worth doing this early rather than assuming.
What You Can Borrow and What You Need in Savings
Dutch mortgages are based on four to five times your gross annual income, adjusted for interest rates. In 2026, mortgage rates sit in the range of 3.5% to 4.8% depending on the fixed-rate period you choose. Most expats choose a 10-year fixed rate for predictability.
On top of your mortgage, you need savings to cover buying costs. Budget 4 to 6% of the purchase price for what is called kosten koper: notary fees, a valuation report, mortgage advice, and transfer tax. If you are under 35 and buying your first Dutch home, you pay zero transfer tax on properties up to 555,000 euros in 2026, which can save you up to 11,100 euros.
– Notary fees: approximately 1,500 to 2,500 euros
– Property valuation (taxatie): approximately 500 to 800 euros
– Mortgage advice: approximately 2,500 to 4,000 euros
– Transfer tax: 2% (or 0% if you are under 35 and the property is under 555,000 euros)
– Structural inspection (bouwkundige keuring): 350 to 600 euros, recommended for older homes
What Documents You Need as an Expat Buyer
Dutch lenders ask for more documentation from expats than from Dutch nationals, particularly around income stability and residency. Having your documents ready before your first mortgage meeting removes the main source of delay.
– Valid passport and BSN (Dutch citizen service number)
– Residence permit or EU registration certificate
– Last three payslips and employer statement (werkgeversverklaring)
– Last two years of tax returns or annual income statements
– 30% ruling decision letter if applicable
– Bank statements from the last three months
– Proof of any existing debts or financial obligations
Finding Your Home and Making an Offer
Once you have your mortgage orientation in place, you are ready to start viewing. Most properties in the Netherlands are listed on Funda. A buying agent (aankoopmakelaar) gives you access to viewings faster, advises you on what to offer and what conditions to include, and handles the negotiation. For an expat unfamiliar with the Dutch market, this is one of the most practical things you can do.
Your offer should include a financing clause (giving you an exit if the mortgage is not approved) and a structural inspection clause if you want a bouwkundige keuring. These protect you at no extra cost if included from the start.
From Accepted Offer to the Keys: The Final Steps
Once your offer is accepted, a preliminary purchase agreement (voorlopig koopcontract) is drawn up. You have three days cooling-off period. The formal mortgage application then begins, which typically takes four to six weeks. Once the mortgage offer arrives, the notary prepares the transfer deed and you sign both documents at a final appointment. The keys change hands the same day.
From accepted offer to keys, the realistic timeline is eight to twelve weeks with a mortgage, or three to four weeks if you are buying with cash.
FAQ – First-Time Expat Home Buyers in the Netherlands
Can I buy a home in the Netherlands without permanent residency?
Yes. Most expats with a valid residence permit and stable income can get a Dutch mortgage. The type of permit and your employment contract affect which lenders are available to you.
Does the 30% ruling help with my mortgage?
It depends on the lender. Most use your full gross salary, so the ruling does not change your maximum mortgage. Some lenders test on taxable income, which may reduce it. Always confirm with your advisor.
Do I need a buying agent to purchase in the Netherlands?
You are not legally required to use one, but most expats find a buying agent significantly reduces the stress and risk of buying in an unfamiliar market, especially in competitive cities.
How much do I need to earn to buy in the Netherlands in 2026?
It depends on the property price and interest rates. As a rough guide, a gross annual income of around 70,000 to 80,000 euros supports a mortgage of approximately 350,000 to 400,000 euros at 2026 rates. Your advisor calculates the exact figure for your situation.
Ready to Take the First Step?
Our team supports expat professionals through every stage of buying their first home in the Netherlands, from the first mortgage question to the notary appointment.
