Getting a Dutch Mortgage as an Expat or Overseas Investor

For tax residents with a permanent contract or a record of Dutch income, ABN AMRO, ING, Rabobank and a wide field of smaller lenders and online platforms offer loans up to 100% of market value on owner-occupied homes, repaid mostly as annuities or linear loans over 30 years. Arranging one normally goes through an adviser (hypotheekadviseur), who compares lenders.

If you live abroad, the picture changes. Few lenders accept non-residents, loan-to-value is typically limited to around 70-80%, and the deposit must come from documented savings. Lenders also ask for foreign income to be shown in euros equivalents and checked by an adviser familiar with your country. Our Netherlands property pages show the stock you would be borrowing against, from city flats to larger family homes.

Mortgage-interest deduction applies to owner-occupied homes of Dutch tax residents, which can materially lower the net cost of a loan. A non-resident without Dutch taxable income usually cannot use it. The NHG (National Mortgage Guarantee) scheme, which gives a lower interest rate in return for insured default risk, is open to residents buying their home below a set price ceiling that is adjusted annually. It is not designed for overseas investors.

Variable and fixed periods are both common. Many Dutch buyers fix for 10 or 20 years, which makes the euro-area rate backdrop less critical once locked. With the ECB deposit rate raised in June and again in September 2026, to 2.50%, the best fixed rates are above the levels seen in 2021 but still low by wider standards.

Overdrachtsbelasting depends on how you use the property. Check the figures with the notary on the date of the deed, because Dutch budget measures change frequently.

Expect to supply a passport and residence permit, an employer statement or three years of accounts, recent payslips, bank statements, a BKR credit record (for residents) or a foreign credit report, and the purchase contract. Lenders require a valuation report from a registered appraiser and a notary to handle the deed. Buyers from outside the EU should also bring proof of lawful residence in the Netherlands if they intend to live there.

1. Get an indicative mortgage statement from an adviser before viewing.
2. Make an offer, often over the asking price in cities, with or without a financing condition. Buyers normally have three days to withdraw after signing the contract.
3. Finalise the mortgage offer and valuation.
4. Sign the deed at the notary and register the mortgage.
5. Collect the keys on the transfer date.

Amsterdam, Utrecht and Rotterdam move fastest. Browse apartments, houses and larger villas to see how prices vary around the country.

Regulated rents under the Affordable Rent Act and municipal licensing rules have made buy-to-let less attractive, and the 8% transfer tax applies to non-owner-occupied residential purchases. Many overseas buyers therefore pay cash, take equity from a property in their home country or buy for their own use. Our Netherlands buying guide explains the legal steps, the market page summarises demand, and the mortgage calculator helps you compare scenarios. Lower-priced stock is rare, but see cheap listings and under 100,000 for what exists.