Buying a Home as an Expat in the Netherlands (2025): Everything You Must Know

• Expats can buy property in the Netherlands, regardless of nationality.
• Mortgage eligibility depends on residence status, contract type, and income proof.
• A BSN (citizen service number) and municipal registration are mandatory.
• Maximum mortgage: 100% LTV, up to 106% with energy-saving upgrades.
• Transfer tax, NHG coverage, and local levies apply equally to expats and Dutch citizens.
• According to Walter Nieuwendijk, financial advisor at Financieel Fit and founder of Gecertificeerd Koper, proper preparation is the key to avoiding costly mistakes.

Can an expat buy property in the Netherlands?

Yes. Dutch law places no restrictions on nationality when purchasing real estate. Expats can buy property freely, either for personal use or investment.

The real challenge is not the purchase itself, but securing a mortgage. Lenders apply stricter requirements for non-Dutch residents to ensure income stability and legal residence.

What residence status is required?

EU/EEA or Swiss expats:

• No residence permit is needed.
• Registration with the municipality is mandatory if you stay longer than four months.
• This generates your BSN (citizen service number), required for taxes and mortgages.

Non-EU/EEA expats:

• A valid residence permit is essential.
• For NHG-backed mortgages, your residence permit must have a non-temporary purpose (employment, family reunification).
• Student or short-term permits usually do not qualify.

What employment and income proof do banks require?

Mortgage lenders always verify income stability:

• Permanent contract → generally accepted.
• Temporary contract → requires an employer’s intent statement confirming likely extension.
• Self-employed expats → must show tax returns and financial statements (usually three years, though some lenders accept shorter periods if stable).

In addition:

• A BKR credit check (Dutch credit register) applies.
• Anti-money laundering rules require proof of fund origin (savings, gifts, family loans).

What are the mortgage rules for expats in 2025?

• Maximum LTV: 100% of market value.
• Energy upgrades: up to 106% if funds go to recognised measures (insulation, HR++ glass, solar panels, heat pumps).
• Extra borrowing capacity: tied to energy label (worse label = more room for financing improvements).
• NHG coverage: available up to €450,000 (or €477,000 with energy measures). This lowers interest and protects against forced sale.

What taxes and costs should expats expect?

• Transfer tax
  • 0% if aged 18–35, buying under €525,000, for own residence.
  • 2% for owner-occupiers outside that exemption.
  • 10.4% for investors and second homes.
• Mortgage interest deduction: available in Box 1 if the loan is annuity or linear, repaid within 30 years, and the home is your primary residence.
• Imputed rental value (eigenwoningforfait): a small percentage of property value is added to taxable income.
• Local levies: property tax (OZB), sewer charges, waste collection fees. Rates vary by municipality.
• M-form tax return: required when moving into or out of the Netherlands mid-year.

How long must expats live and work in the Netherlands before buying?

There is no statutory minimum. However, in practice:

• Some banks require at least six months of residence and employment.
• Others prefer three years of financial or residential history.

More decisive than time are your contract type, income stability, and residence status.

What about valuation and the notary?

• A validated NWWI valuation report is mandatory for mortgages.
• A civil law notary finalises both the deed of transfer and mortgage deed.
• Both documents are registered in the Dutch Land Registry (Kadaster).

FAQ for expat home buyers

Do expats need a residence permit to buy property?
No. Buying itself is unrestricted. A permit is only required to live in the Netherlands and apply for a mortgage as a non-EU citizen.

Can expats deduct mortgage interest?
Yes, if the home is your primary residence, the mortgage is annuity/linear, and you file Dutch income tax.

Can family abroad gift money for a down payment?
Yes. Dutch gift tax rules apply: in 2025 the parental exemption is €32,195 (once, for ages 18–40). For others, €2,690 per year is tax-free. Larger gifts must be reported to the tax office.

How do banks treat temporary work contracts?
With a valid intent statement from your employer, most lenders accept them. Without it, approval becomes difficult.

What if my residence permit is temporary?
NHG requires a non-temporary residence purpose. Lenders may also demand proof of renewal. Always check before signing.

Conclusion

Buying a home in the Netherlands as an expat is absolutely possible. What matters most is planning ahead: secure the right residence status, prepare employment and income documentation, understand Dutch tax rules, and anticipate lender requirements.

In short: knowledge, preparation, and professional guidance determine your success in the Dutch housing market.

Start today

Would you like to know how your expat situation fits Dutch mortgage rules?
Contact Walter Nieuwendijk, financial advisor at Financieel Fit and founder of Gecertificeerd Koper, for tailored advice.
My contact details are listed below this article.