Expat mortgages in the Netherlands

Are you an expat eager to own property in the picturesque Netherlands? Look no further! Our specialized team of expat mortgage brokers is here to guide you every step of the way. We understand the unique challenges expats face when seeking a mortgage even if you still live abroad, and we’re dedicated to turning your homeownership dreams into reality.

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You’re not going to hit a long phone menu when you call us. Talk to one of our advisors directly by calling: +31(0)20 – 465 19 51. We are available on weekdays between 9am and 6pm.

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Do you prefer to pick your own date and time? Let us know what time suits you best, and we will ring you on the moment you prefer.

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Here are the steps to follow when seeking an expat mortgage in the Netherlands

Determine your mortgage possibilities

Prior to beginning your search for a home, it is essential to establish your financial limits. The upper limit of your mortgage capacity is based on various factors such as your annual income, outstanding loans, and debts. In addition to your maximum capacity, you should also take into account what monthly expenses you can manage. Our online tool can help you determine the monthly expenses for your desired mortgage amount.

Factors that determine your maximum mortgage >>

Start your house search

Funda.nl is a popular website for searching for homes in the Netherlands. If you come across a house you are interested in, you may schedule a meeting with the selling broker. Alternatively, you can enlist the services of a real estate agent to assist you in finding properties and submitting offers. Fees for agents may vary, with some charging a fixed price and others taking a commission ranging from 1 to 2 percent of the purchase price.

Are you looking for a house in the greater Amsterdam region? Fixed price arrangements are made with purchase brokers and located at the same office to make it extra convenient for you! Of course, we are more than happy to make recommendations for other agents if you are looking elsewhere.

Make an offer

Have you discovered your dream home? Then it’s time to submit an offer.
It’s preferable to send the offer via email to document your conditions. A standard condition is ‘Voorbehoud van financiering’, which implies that you can retract the agreement if the mortgage application falls through. Expect to receive a counteroffer, so avoid beginning with your highest price. If your proposal is accepted, and you sign the contract, you have a three-day grace period to reconsider. Once this duration elapses, you are legally obligated to abide by the contract’s terms.

Your mortgage application

Since you already uploaded all your documents in our digital environment at the start of determining your mortgage possibilities, we are fully prepared to start arranging your mortgage and find the most appropriate mortgage for you.
If your mortgage request is approved by the provider, you will be provided with a mortgage proposal that includes the applicable interest rate. Receiving a mortgage offer within two weeks is very normal to us and helps you to make your offer more attractive.
When you’ve signed this proposal, you’re nearly finished!

Receive the keys of your new house

When the day of the house transfer arrives, you’ll need to visit the notary. At this point, you’ll be required to sign the last purchasing agreement and mortgage agreement, and acquire the keys to your new home. Congratulations, the property is now officially yours!

Independent mortgage advice

As independent mortgage broker we have access to a wider range of mortgage products and the best interest rates. Moreover, we have established relationships with lenders who specialize in providing mortgages to expats.

Expat mortgages: How can we help you?

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Frequently asked questions

What is my maximum mortgage?

When you are going to buy a house, one of the first questions you may ask yourself is what your maximum mortgage can be and what you can offer on a house.

The amount that you can borrow depends on your personal situation, whether you are in paid employment, are an entrepreneur or have a temporary contract. Additionally, sometimes you will have to overbid on a house, especially in the Amsterdam region.

Do you want to know what you can offer on a house? Get in touch with one of our mortgage advisers for a first introduction, so that we can give an indication on how much you can borrow and what the accompanying costs are.

Is it the right time to buy a house?

Regrettably, there is no straight answer for this question.

Buying a house involves multiple aspects, such as your personal preferences, the actual interest rates and tax rules.

As a result of the increasing interest rates, the total amount that you can borrow has decreased. Simultaneously, the monthly instalments you need to pay for your mortgage have increased. Nonetheless, due to the fact that the interest you need to pay is tax-deductible (in many cases), your tax return increases. In turn, this could result in a monthly net payment which is still affordable.

Can I get a mortgage when my salary is paid in another currency?

Yes you can! But there are some differences with applying for a mortgage paid in Euros.

The Mortgage Credit Directive (MCD see below) has made a new set of rules to get a mortgage when your salary is paid in another currency. Fluctuations in the exchange rate of the currency you receive your salary in, is an example of the risks that you’ll have for your mortgage payments.
We will make sure that your mortgage instalment will fit according to your income and take the possible risk scenarios into account. Get in touch for more details.

For how long should you fix the interest rate?

Based on your preferences and wishes, combined with our experience and comparison techniques, you will get the best interest rate possible.

On the strength of independent mortgage advice, we can compare around 30 different mortgage providers to find the best interest rates and conditions for you. The cheapest rate is not always the best option. We are happy to explain why, and make sure you can enjoy your house and mortgage for many years.

What types of mortgage interest rates are there?

There are two types of interest rates: fixed and variable.

With a fixed rate, the interest rate on your mortgage is fixed for the period that you and the mortgage provider agreed upon, e.g. 10 years.
A variable interest rate changes over time, usually per month or quarter. The interest is pegged to the capital market interest rate plus additional fees.

During the advice meeting, we will inform you about the pros and cons of the different options and give you personal advice that suits your financial situation. Naturally, we will take your own preferences and wishes into account. Have a look at the actual interest rates to see what the differences are. As an independent mortgage adviser, we can compare over 30 different mortgage providers and find the best possible interest rate.

Should you invest own savings?

Investing your own savings could benefit the eventual interest that you need to pay. Banks make use of a loan-to-value ratio, that determines the risk for the bank. The higher the risk, the higher the interest. Mortgages with NHG are excluded.

Besides own savings, it could also be possible that family is willing to help you in terms of a gift or loan. Or as an entrepreneur, you might want your company to organize a part of the mortgage. Our advisers are more than willing to help you with identifying the best option for you.

Buy-to-let-mortgages: What are your possibilities?

Buy-to-let mortgages, or an investment mortgage, is a mortgage that you take out to invest in residential property to rent out. This can be in property that already is rented out, or a house that will be renovated for renting out.

The rates for such a mortgage are usually higher than a regular residential loan. This is because the risks for the mortgage provider are higher. When considering a buy-to-let mortgage, you should take into account that approximately 60% to 70% of the value of the property can be financed. The remaining amount should be paid with savings.

Buying a property to rent out might be a good investment and supplement to your income. Contact us to discuss your possibilities for buy-to-let mortgages.

What is ground lease?

In Amsterdam, and other big cities in the Netherlands, many houses are built on ground that is owned by the related municipality.

Ground lease means that you pay rent for the usage of the ground. Often the lease has been paid off for 50 years in advance, but in some cases you need to pay an annual lease. This annual lease will affect your loan capacity. By sharing your personal and property details, we will have a look what the impact might be and find the best solution for you.

More details? Have a look on our ground lease page or the website of Amsterdam.

Can I apply for a second mortgage in the Netherlands?

In the Netherlands it is possible to get a second mortgage on your house.

A second mortgage is typically subordinated to your original mortgage and an attractive option if you want to renovate or rebuild your house. In that case, the additional loan is tax-deductible as long as it is an annuity or linear mortgage. Taking out a mortgage for consumptive purposes (e.g. car) could also be possible.
Be aware that a second mortgage involves additional costs. You could think of: advice, valuation and sometimes notary costs.
In some scenarios, it might even be better to remortgage your current loan to a new mortgage provider and include the extra amount (for renovation). We will always compare both situations, to ensure you get the best option.

Applying for a second mortgage can be quite daunting. It could involve the same or even more steps than taking out your first mortgage. Is your house worth enough, and is your income sufficient? Our advisers are happy to help you with getting a second mortgage or help you with remortgaging. Contact us for an introductory meeting.

What mortgage types are there?

In the Netherlands, there are three main types of mortgages: linear, annuity, and interest-only.

A linear mortgage is a type of mortgage where the amount you repay each month is the same throughout the entire term of the loan. This means that your monthly payments will consist of a fixed repayment amount and a decreasing interest payment. As you pay off more of the principal, the interest you owe decreases, and your repayments gradually become smaller.

An annuity mortgage is a type of mortgage where the total monthly payment remains the same throughout the entire term of the loan. However, unlike a linear mortgage, the repayment amount in an annuity mortgage is made up of a larger portion of interest at the beginning of the term and gradually shifts to a larger portion of principal towards the end of the term. This means that in the beginning, you pay more interest than principal, and towards the end, you pay more principal than interest.

An interest-only mortgage is a type of mortgage where you only pay interest. After a period of 30 years, you need to pay back the full principal to the bank. Interest-only mortgages typically have lower monthly payments and can only be taken out for a maximum of 50% of the market value of the house. The rest needs to be either annuity or linear.

Overall, the choice of mortgage type depends on your personal financial situation, risk tolerance, and future plans. It's important to do thorough research and consult with on of our advisers before making a decision.