Do you live outside the Netherlands and want to buy a home here? A Dutch mortgage may still be possible, depending on your country of residence, income and plans for the property. FVB de Boer helps you understand what is realistically possible and which steps to take next.
Yes, in principle, you can buy property in the Netherlands while living abroad. However, being allowed to purchase a home does not automatically mean that you will qualify for a Dutch mortgage.
Mortgage options for non-residents are more limited, as only a selection of lenders will consider applications from people who live outside the Netherlands. Your country of residence, income, employment, relocation plans and the intended use of the property will all affect what may be possible.
For a Dutch mortgage, a non-resident is someone who lives and is officially registered outside the Netherlands when applying. It describes where you live, not your nationality. A Dutch national living abroad can therefore be a non-resident, while a foreign national registered in the Netherlands is generally considered a resident.
Your residence status is also different from your residence permit. A residence permit determines whether a non-EU, EEA or Swiss national may live and, where applicable, work in the Netherlands. Your place of residence determines whether lenders assess your application as a resident or non-resident case.
This distinction matters because lenders may apply different acceptance criteria depending on where you currently live, whether you plan to relocate, where your income is earned and whether the Dutch property will become your main residence.
Yes, a Dutch mortgage may be available while you live abroad, but the options are more limited than for applicants who already live in the Netherlands. Only a selection of lenders consider non-resident applications, and each lender applies its own acceptance criteria.
Your chances depend on factors such as your country of residence, nationality, income, employment, currency, relocation plans and whether the property will become your main home. You may also need to contribute more of your own funds, depending on the lender and the intended use of the property.
Dutch lenders assess non-resident applications individually. They do not only look at how much you earn, but also at how stable and verifiable your overall situation is.
Important factors include:
Because lender policies vary, the same application may be accepted by one lender and declined by another.
In some situations, you may be able to start a Dutch mortgage application before moving to the Netherlands. This is more likely when your relocation plans are clear, your future income can be verified and the property will become your main residence.
Lenders may ask for evidence such as a Dutch employment contract, confirmation that your current job will continue after the move or a clear expected relocation date. Depending on your nationality and personal circumstances, you may also need to arrange a residence permit, Dutch registration or a BSN before the mortgage can be completed.
The timing requirements differ between lenders. It is therefore important to check what must be arranged before you make an offer or agree to a completion date.
Some Dutch lenders may accept income from a foreign employer, but the assessment is often more detailed than for income earned in the Netherlands. The lender will look at how stable your income is, where your employer is based, which currency you are paid in and whether your income can be verified.
Income paid in a foreign currency may also be assessed more conservatively because of exchange-rate risk. In some cases, only part of the converted income may be used when calculating how much you can borrow.
A valid passport or identity document, together with proof of your current residential address abroad.
Recent payslips, your employment contract, an employer’s statement and, where relevant, annual income statements or foreign tax documents.
Recent bank statements and evidence of the savings or other funds you plan to use towards the purchase.
Lenders and other parties involved in the purchase may ask you to explain where your own funds come from, for example from savings, investments, a gift or the sale of another property.
Details of personal loans, credit agreements, student loans, mortgages or other financial obligations in the Netherlands or abroad.
If you plan to move to the Netherlands, you may need to provide information about your residence permit, employment after relocation or expected moving date.
Once you have found a property, the lender may require documents such as the purchase agreement and valuation report.
Foreign documents may need to be translated, certified or explained before a lender can accept them.
Every non-resident mortgage application is different. Your options depend on factors such as where you currently live, how and where you earn your income, whether you plan to move to the Netherlands and how you intend to use the property.
At FVB de Boer, we look at your full situation before advising you on the next step. We help you understand which mortgage options may be realistic, which lenders may consider your application and what documents or conditions need to be arranged in advance.
This gives you a clearer picture of what may be possible before you make an offer, plan your move or commit to a property in the Netherlands.
A BSN is often needed during the mortgage and purchase process, although the exact timing can depend on the lender and your situation. If you live abroad and do not yet have a BSN, you may be able to obtain one by registering in the Non-residents Records Database (RNI).
Possibly, but meeting the NHG conditions does not automatically mean that a lender will accept a non-resident application. The property, mortgage and income must meet the NHG requirements, while the lender will still apply its own acceptance criteria to your situation.
This depends on the lender. Some lenders may have specific requirements for the account used for mortgage payments, so it is important to check this early in the process. Your mortgage advisor can tell you what is required by the lender that fits your situation.
