What are the requirements to get a mortgage in the Netherlands?

Getting a mortgage in the Netherlands involves meeting lender criteria related to your income, employment, financial obligations and the property you want to buy. Understanding these requirements early helps you prepare your application and determine what may be possible before making an offer on a property.

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Key factors that determine mortgage eligibility

How lenders assess a mortgage application

Dutch mortgage lenders assess applications using national affordability rules and their own acceptance criteria. They look at whether your income is sufficient to cover the mortgage payments and whether your financial situation meets their requirements. Important factors include:

Income level and stability.
Employment type (permanent, temporary or self-employed).
Financial obligations.
Property value (based on valuation).
Mortgage interest rates.
Residence status.

Your maximum mortgage is determined by both your financial situation and the value of the property. Meeting the general lending standards does not automatically mean that every mortgage provider will accept your application.

Preparing your mortgage application

What documents do you need for a Dutch mortgage?

The documents required depend on your employment, income and residence status. For an initial mortgage assessment, lenders and advisors typically need information such as:

A valid passport or identity document.
A residence permit or other proof of residence rights, if applicable.
Recent payslips, an employment contract or employer’s statement.
Information about savings and the source of your own funds.
Details of existing loans and other financial obligations, including debts abroad.
Information about your marital or partnership status.

Self-employed applicants generally need additional financial documents, while expats with foreign income may have to provide foreign tax returns, bank statements or translated documentation.

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What may apply in your situation

Additional requirements for expats

Although expats generally follow the same national mortgage lending standards as Dutch applicants, additional requirements may apply depending on nationality, residence status and income arrangements.

Citizen Service Number (BSN)

A BSN (Citizen Service Number) is generally needed for Dutch administrative and tax procedures and may be requested during the mortgage process.

If you have recently moved to the Netherlands, you normally receive a BSN when registering with the municipality. If you live abroad, registration in the Non-residents Records Database (RNI) may be possible.

Residence permit

Citizens of the EU, EEA and Switzerland do not need a Dutch residence permit to live in the Netherlands.

For applicants from outside these countries, lenders generally require evidence of their legal residence status. The type of residence permit or other residence documentation, its purpose and its remaining validity may affect which lenders will consider the application.

A permanent residence permit is not always required. Some lenders also accept temporary residence permits, depending on their conditions.

Length of residence and employment

There is no general Dutch rule requiring expats to have lived and worked in the Netherlands for six months before applying for a mortgage.

Some lenders require a minimum period of residence or employment, while others may consider applications from people who have only recently arrived.

If you still live abroad, mortgage options may also be available under specific conditions. Read more about getting a mortgage in the Netherlands as a non-resident.

Income from abroad

Receiving income from a foreign employer or in a foreign currency does not automatically prevent you from obtaining a Dutch mortgage.

However, not all lenders accept foreign income, and exchange-rate risks may affect how much of your income can be included in the mortgage calculation. Additional documentation may also be required to verify your income and employment.

Understanding your mortgage budget

How much can you borrow and what will you need in savings?

In the Netherlands, mortgages are generally limited to 100% of the property’s assessed market value. Under certain conditions, you may borrow up to 106% of the property value to finance eligible energy-saving improvements. The additional borrowing must be used for these improvements and is subject to mortgage affordability requirements.

Your income and financial obligations must also support the mortgage amount.

If you agree to pay more than the property’s assessed value, you will generally need to cover the difference using your own funds. Additional purchasing and financing costs also usually need to be paid separately.

These may include:

Transfer tax, if applicable.
Property valuation costs.
Mortgage advice and arrangement fees.
Notary fees.
NHG premium, if applicable.
Optional building inspection costs.

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Applying for a mortgage as an entrepreneur

Mortgage requirements for self-employed expats

If you are self-employed, Dutch mortgage lenders assess your income differently from salaried applicants. They generally focus on the financial performance of your business, your income history and the continuity of your activities.

You may be asked to provide:

Annual financial statements, including profit and loss accounts and balance sheets.
Income tax returns from previous years.
Evidence of current business income and financial stability.
Registration with the Dutch Chamber of Commerce (KvK).
Additional financial documentation for foreign business activities.

Many lenders assess income over several years, but three complete years of self-employment are not always necessary. Under the NHG framework, eligible entrepreneurs who have been active for more than twelve months may be able to apply using an Income Statement for Entrepreneurs (Inkomensverklaring Ondernemer).

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How lenders assess non-permanent employment

Getting a mortgage with a temporary contract

A permanent employment contract is not always required to obtain a Dutch mortgage. Applicants with temporary or fixed-term employment may still qualify, depending on their income and employment circumstances.

An employer’s statement that includes an intention to offer continued permanent employment can help lenders assess income stability.

Without this statement, some lenders may consider alternative methods based on employment history, previous income or an assessment of future employment prospects.
Requirements vary between lenders, so your contract type and employment history should be assessed together.

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Mortgage guidance for expats

Understanding Dutch mortgage requirements can be more complicated when your situation involves international income, a temporary contract or a residence permit.

At FVB de Boer, our mortgage advisors help you understand the requirements that apply to your situation, assess which lenders may consider your application and prepare the necessary documentation.

This helps you make informed decisions about your mortgage options before committing to a property in the Netherlands.

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Frequently asked questions about

Mortgage requirements for expats in the Netherlands

How much money can I borrow for my mortgage?

The amount you can borrow depends on your income, financial obligations and the property value. Lenders calculate your maximum mortgage using national affordability rules, taking into account your income, debts and interest rates, while the loan is generally limited by the property’s value, so a personalised calculation is needed for an accurate estimate.

Can expats get a mortgage in the Netherlands without permanent residency?

Yes, many lenders provide mortgages to expats who do not have permanent residency in the Netherlands. However, the type of residence permit, employment contract and income stability may influence how a lender assesses your mortgage application.

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.

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