Buying your first home as an expat in the Netherlands

Buying your first home in the Netherlands can feel complex when you are new to the system. As an expat, you may still have more options than you expect, even without a long Dutch employment history or a permanent contract. We help you understand what is realistic and guide you through each step.

Schedule a free consultation
Key steps, requirements and considerations before you start

First-time home buying as an expat explained

Buying your first home in the Netherlands as an expat comes with specific financial and legal considerations. While the Dutch buying process is structured and transparent, lenders apply detailed criteria when assessing income, residency status and documentation, especially if you are new to the country.

On this page, we explain how the first-time buying process works for expats, what Dutch lenders typically require and which factors influence your mortgage options. This helps you prepare properly and make informed decisions before taking your first steps in the Dutch housing market.

A clear step-by-step overview for first-time buyers

How the home buying process works for expats

Buying a home in the Netherlands follows the same legal steps for expats and Dutch buyers. However, income assessment and documentation can be more complex. Knowing the process in advance helps you avoid delays and make realistic decisions.

The process usually includes:

  • Financial orientation: Understand how much you can borrow.
  • Mortgage advice and application: Explore options and submit your application.
  • Property search and offer: View homes, negotiate and make an offer.
  • Preliminary purchase agreement: Sign the contract with conditions.
  • Mortgage approval: Receive and accept the lender’s offer.
  • Notary and transfer: Finalise the purchase and register ownership.

An experienced mortgage advisor supports you throughout the process, especially when foreign income or international documents are involved.

Discuss your home buying plans with an advisor
Eligibility for first-time expat buyers

Can you get a mortgage after moving to the Netherlands?

In many cases, yes. You do not need a long Dutch employment history to qualify for a mortgage. Lenders mainly assess your current income, employment situation and residency status, including whether your income is stable and verifiable.

Depending on your nationality and situation, lenders usually require proof of income, a valid residence permit and registration with a Dutch municipality (BSN). International work experience may also be taken into account, especially if you work for an established employer. Because criteria differ between lenders, early guidance helps clarify what is realistic for you.

What lenders usually ask for

Documents you need as a first-time expat buyer

As an expat buying your first home, you will need to provide a set of documents that allow lenders to assess your income, financial position and residency status. The exact requirements depend on your situation, but the goal is always the same: to confirm affordability and stability.

In most cases, lenders ask for proof of identity and residency, income documentation such as payslips or contracts, recent bank statements and details of any outstanding financial obligations. If you are self-employed or have worked abroad, additional documents such as company figures or tax returns may be required. Your mortgage advisor will confirm exactly what is needed before you apply, so you can prepare everything efficiently.

Learn more
Trusted by expats worldwide

What our clients say about us

What determines your borrowing capacity

How much can you borrow as a first-time expat?

Your maximum mortgage depends on several factors, including:

  • Gross annual income (combined if buying with a partner).
  • Type and duration of your employment contract.
  • Existing financial obligations, such as student loans.
  • Exchange rate risk if income is paid in a foreign currency.

In the Netherlands, most buyers can borrow up to 100% of the property’s market value. However, additional costs such as transfer tax, notary fees and advisory costs must be paid from your own savings. These costs typically amount to around 5 to 6% of the purchase price.

Get an indicative borrowing estimate
What lenders usually accept

Do you need a permanent contract?

No, a permanent contract is not always required. Dutch lenders mainly assess whether your income is stable and likely to continue, rather than focusing solely on contract type. This means that buyers with temporary contracts or non-standard employment situations may still qualify for a mortgage.

Depending on your profile, lenders may accept a temporary contract, freelance or self-employed income, or combined income with a partner, even if one partner works abroad. A letter of intent from your employer can significantly improve your options. Because criteria differ between lenders, tailored advice helps determine what is realistic in your situation.

Can foreign work experience be accepted?

Mortgage without a Dutch employment history

Yes, in many cases your employment history abroad can be taken into account. Lenders usually look for:

  • Stable income over the past 12 to 24 months.
  • A clear and verifiable employment record.
  • Documentation available in English or Dutch.

Because international income profiles involve more checks, lenders assess these cases individually. Professional guidance helps ensure your application is presented clearly and accurately.

A selection of our trusted partners

Our partners

a.s.r. ABN AMRO Aegon Allianz ASN Bank Duitse Volksbank Centraal Beheer ING Lloyds Bank Nationale Nederlanden NIBC Rabobank
Possible financial advantages for expats

Schemes and benefits for first-time buyers

Depending on your situation, you may be eligible for certain benefits, such as:

Some expats may also benefit from the 30% ruling, which can improve net income and borrowing capacity. An advisor can explain which benefits apply to your situation and how they affect affordability.

Review available schemes with an advisor
How lenders assess joint applications

Buying together as expat partners

Buying a home with a partner is possible, even if only one of you works in the Netherlands. Lenders assess combined household income, but may weigh Dutch income more heavily than foreign income.

It is important to present both profiles clearly, especially when income sources, contracts or residency status differ. A structured application helps avoid delays or misunderstandings.

How they affect your mortgage

Foreign debts and student loans

Foreign financial obligations, such as student or personal loans, are taken into account when calculating your borrowing capacity. Lenders require official documentation and include these commitments in their affordability assessment, regardless of whether the debt was incurred in the Netherlands or abroad.

Being transparent about existing debts at an early stage helps create a realistic borrowing estimate and avoids surprises later in the mortgage process.

Clear guidance for first-time expat buyers

Ready to take the first step?

Buying your first home as an expat can feel complex, but with the right preparation it is very achievable. Our advisors help you understand what is realistic, explain lender requirements and guide you through each step of the process.

If you would like to know how much you can borrow, which documents you need or which lenders fit your situation, start with a free orientation consultation.

Book a free orientation consultation
Frequently asked questions about

Buying your first home as an expat in the Netherlands

Are there tax benefits when buying a house in the Netherlands?

Yes, if the property is your main residence, you may qualify for tax benefits such as mortgage interest deduction for up to 30 years. For new mortgages taken out since 2013, this generally requires the loan to be repaid on an annuity or linear basis within 30 years.

Periodic ground rent payments on leasehold properties and certain mortgage-related costs may also be tax-deductible. The exact benefits depend on your mortgage, personal circumstances and the applicable Dutch tax rules.

Can I borrow more on my mortgage if the home has a specific energy label or if I want to finance energy-saving improvements?

Yes. In 2026, Dutch mortgage rules allow additional borrowing for energy-efficient homes and approved energy-saving improvements. The amount depends on the property’s energy label:

  • E, F or G: up to €20,000 for improvements
  • C or D: up to €5,000 extra for the purchase and €15,000 for improvements
  • A or B: up to €10,000 extra for the purchase and €10,000 for improvements
  • A+ or A++: up to €20,000 extra for the purchase and €10,000 for improvements
  • A+++: up to €25,000 extra for the purchase
  • A++++: up to €30,000, or €40,000 with a qualifying energy performance guarantee
  • No valid energy label: up to €10,000 for improvements

Your actual borrowing capacity also depends on your income, property value and lender criteria. A mortgage advisor can assess what applies to your situation.

Can I use foreign income to qualify for a mortgage?

Yes, you can often use foreign income, provided it is stable and meets the lender’s criteria. Lenders assess your contract, employer and income history, may require additional documents and currency conversion, and not all lenders accept foreign income, so it is important to check your options in advance.

Why do I need a mortgage advisor?

A mortgage advisor helps you choose the right mortgage, understand your borrowing options, and see how different choices affect your payments and taxes. They can guide you through the process, especially when buying a home abroad, and refer you to specialists if extra expertise is needed.

What are the costs when buying a house in the Netherlands?

In addition to the purchase price, you should budget for costs such as transfer tax (if applicable), notary fees, property valuation and mortgage advice. The total amount depends on the property and your personal circumstances. Some buyers qualify for a transfer tax exemption, while certain mortgage-related expenses may be tax deductible.

View all FAQs
Learn more about EVR Group