Buying a House in the Netherlands as an Expat

You don’t have to be Dutch, or even live here yet, to buy a house in the Netherlands. Plenty of internationals do it, and with rents where they are, buying often makes more sense than renting. This 2026 guide covers the whole thing: what you can borrow, what it costs, the steps, and the Dutch quirks that catch people out.

Can expats and foreigners buy property in the Netherlands?

Yes. There are no restrictions on nationality or residencyfor owning property here. EU or non-EU, resident or not, you can buy. The catch isn’t the right to own; it’s getting a Dutch mortgage, which comes down to your income, employment and residence status.

How to buy a house in the Netherlands, step by step

1. Work out your budget. Find out how much you can borrow before you fall in love with a place you can't afford. Dutch lenders follow the annual Nibud norms, which tie your maximum to your income and the interest rate, and you can borrow up to 100% of a home's value. The mortgage calculator gives you a realistic number in a couple of minutes.
2. Get a mortgage quote (hypotheek). A mortgage adviser (hypotheekadviseur) can put your borrowing capacity in writing. It's worth doing early: in a competitive market, sellers take a pre-qualified buyer far more seriously.
3. Search on Funda and Pararius. Funda is where almost everything is listed; Pararius is a useful backup. Set up alerts. In the busy cities the good homes are gone within days, sometimes hours.
4. View the property (bezichtiging). Viewings are short and crowded, so go in knowing what to check: the energy label, the VvE (owners' association) if it's an apartment, any ground lease (erfpacht), and the obvious red flags. A Groundwerk report hands you a viewing checklist and the official data before you walk in.
5. Make an offer, usually through a buying agent. Most Dutch buyers hire a buying agent (aankoopmakelaar) to negotiate for them. If you're new here and don't speak the language, it's money well spent. Expect to bid over the asking price when the market is hot, and to attach conditions like financing or a structural survey.
6. Sign the purchase agreement (koopovereenkomst). When your offer is accepted, both sides sign the koopovereenkomst. As a private buyer you then get a statutory cooling-off period of at least three days, and it has to include at least two working days, so a weekend won't eat it up. You can pull out in that window without penalty.
7. Do your due diligence. Use the agreed window to line up your mortgage and, if you made it a condition, a structural survey (bouwkundige keuring). Check the erfpacht terms, the VvE's reserves and the energy label. This is exactly the ground a Groundwerk report already covers from official sources.
8. Complete at the notary (notaris). A Dutch civil-law notary handles the legal transfer. You sign the deed of transfer (leveringsakte) and the mortgage deed, the money moves, and you get the keys. The house is yours.

Getting a Dutch mortgage as an expat

You can borrow up to 100% of a home’s value, so the house itself needs no deposit. Your maximum is set by the annual Nibud norms and moves with your income and the interest rate; the mortgage calculator works out a realistic number for you. On homes up to €470,000 you can use the National Mortgage Guarantee (NHG): a 0.4% one-off premium that usually buys you a lower interest rate and a safety net if things go wrong.

To qualify you’ll generally need a BSN, a Dutch bank account and steady income. A permanent contract is the easy case; a temporary one usually works if your employer signs a statement of intent. On the 30% ruling? Ask your adviser how each lender counts your income, because it can swing how much you’re allowed to borrow.

What does it cost? Kosten koper

On top of the purchase price you pay the buyer’s costs (kosten koper), from your own savings:

• Transfer tax (overdrachtsbelasting): 2%. It drops to 0% if you’re a first-time buyer, aged 18 and under 35, buying a home to live in yourself worth up to €555,000. You can only use this exemption once.
• Notary, valuation (taxatie), mortgage advice and Kadaster fees: roughly €3,000–€5,000 together.
• A buying agent (aankoopmakelaar), if you use one: usually around 1% or a fixed fee.

All in, budget around 4–6% of the purchase price in cash. The calculator estimates your kosten koper and total cash needed.

Dutch property concepts every expat should know

These catch out international buyers more than anything else:

• Erfpacht (ground lease) — you may own the building but lease the land, with ongoing or periodically revised canon payments.
• VvE — the owners’ association for apartments; check its reserves and monthly contribution.
• Energy label — from A++++ to G; affects running costs and, increasingly, value.
• WOZ value — the municipal valuation used for taxes.

Our knowledge base explains each in plain English, and every neighbourhood profile shows the official data so you know an area before you commit.

Before you bid: check the property

The Dutch market moves fast and much of the official data is in Dutch. A Groundwerk report pulls together 20+ official government sources for any address — WOZ history, energy label, ground lease, flood and foundation risk, red flags and a bidding strategy — so you walk into a viewing already knowing what to ask. Your first report is free.

Weighing several homes — or buying with a partner?

Most buyers seriously consider several homes at once, often with a partner who sees things differently. Groundwerk lets you track and compare your shortlist and decide together — including rating each home independently and seeing exactly where you agree and disagree.

Frequently asked questions

Can foreigners buy a house in the Netherlands?

Yes. There are no restrictions on nationality or residency for buying property in the Netherlands — EU and non-EU citizens, residents and non-residents can all buy. Your residency and income matter for getting a mortgage, not for the legal right to own.

Do I need Dutch residency or a permit to buy?

You don't need residency to buy the property itself. To get a Dutch mortgage you'll generally need a BSN (citizen service number), a Dutch bank account and income; non-EU buyers usually need a valid residence permit.

Can I get a mortgage on a temporary contract?

Usually, yes. If your contract is temporary, lenders normally want a statement of intent (intentieverklaring) from your employer saying they mean to keep you on. If you're self-employed, expect to be judged on one to three years of accounts.

How much deposit do I need to buy in the Netherlands?

None for the house itself, since you can borrow up to 100% of its value. What you do need is cash for the buyer's costs (kosten koper): transfer tax, notary, valuation and advice. Budget roughly 4–6% of the price, because those costs can't go into the mortgage.

Does the 30% ruling affect my mortgage?

It can. Some lenders assess your full gross salary and some use your lower taxable income after the ruling, and that changes how much you can borrow, so ask your adviser how a particular lender handles it. Note the scheme is 30% for 2026 and drops to 27% for new rulings from 2027.

Should I use a buying agent (aankoopmakelaar)?

For most expats, yes. A buying agent knows local prices, handles the Dutch-language negotiation and paperwork, and can move fast in a competitive market. Their fee is usually a small percentage or a fixed amount.

This guide is general information for 2026, not personal financial or legal advice. Figures such as the NHG limit, transfer-tax exemption and lending norms are set annually — always confirm current details with a qualified adviser.