Expat mortgage guide 2026: what you can borrow and what you need

Yes, you can get a Dutch mortgage as an expat, often sooner than you think. You do not need Dutch nationality and you do not need to have lived here for years. What you do need is the right combination of residence status, income and lender. This guide explains the rules as they apply in 2026. Amounts change every year, so always let us check your personal situation.

Who can get a mortgage?

EU, EEA and Swiss citizens can borrow on the same terms as Dutch citizens.
Non-EU citizens need a valid residence permit. Several Dutch lenders accept the highly skilled migrant permit (kennismigrant) and the EU Blue Card, each with their own conditions. With a permanent residence permit almost every lender is open to you.
You need a BSN (citizen service number) and a Dutch bank account.
Some lenders want you to have lived and worked in the Netherlands for at least six months; others do not. This is exactly where an independent advisor saves you time.

How much can you borrow?

Your maximum mortgage depends on your gross annual income, your partner's income, your fixed obligations (loans, alimony, a student debt) and the mortgage interest rate. The energy label of the home counts too: for an energy-efficient home you may borrow more. The government sets these lending standards every year and all lenders follow them.

You can borrow up to 100% of the market value of the home. Some lenders limit expats without a permanent permit to 90%, so the choice of lender matters. The buying costs always come from your own savings; see our step-by-step buying guide for an overview.

Which income counts?

Permanent contract: your gross salary including holiday allowance and fixed bonuses such as a 13th month.
Fixed-term contract: accepted if your employer signs a statement of intent (intentieverklaring) saying your contract will be extended if you keep performing well.
No statement of intent, or a flexible contract: lenders can work with your average income over the past three years, or with a labour market scan that measures your earning capacity.
Self-employed: usually three years of figures, although some lenders accept one year.
Income in a foreign currency: possible with a limited number of lenders, usually with a discount on the income.

The 30% ruling and your mortgage

With the expat ruling a maximum of 30% of your salary is paid out tax-free for up to five years. In 2026 the salary requirement is a taxable salary of at least €48,013, or €36,497 if you are under 30 with a master's degree. The government has proposed to lower the tax-free part to 27% and raise the salary requirement from 1 January 2027; parliament still has to approve this.

Important to know: most lenders calculate your maximum mortgage on your gross salary, so the ruling usually does not increase what you can borrow. It does increase your net income for a few years. Our advice is simple: base your monthly budget on your income without the ruling, so your home stays comfortable to pay for when the ruling ends.

National Mortgage Guarantee (NHG)

For homes up to €470,000 in 2026 (€498,200 if you invest in energy-saving measures) you can take a mortgage with NHG. You pay a one-off fee of 0.4% of the loan and get a lower interest rate in return, plus a safety net if you are forced to sell at a loss because of job loss, divorce or disability. Expats can use NHG too, but the conditions around residence permits are stricter, so we check this per case.

Interest, repayment and tax

You fix your interest rate for a period of your choice, often 10 or 20 years. A longer period gives certainty, a shorter period a lower rate.
To deduct mortgage interest from your taxable income, the mortgage must be repaid in full within 30 years on an annuity or linear schedule. The deduction is around 37% of the interest you pay.
Almost all lenders allow you to repay 10% of the original loan per year without a penalty.
If you leave the Netherlands, you can sell the home or, with the lender's permission, rent it out. Ask us before you decide; the conditions differ per lender.

Documents to prepare

Passport and residence permit
Employment contract and recent payslips
Employer's statement (werkgeversverklaring), which we provide as a template for your HR department
Bank statements showing your salary and your savings
Overview of loans or other obligations, in the Netherlands and abroad
If your savings come from abroad: proof of where the money comes from

What does our advice cost?

Mortgage advice and arranging the mortgage costs €3,550. Our buying agent service costs €3,500 on a no cure, no pay basis. Mortgage advice fees are tax-deductible in the year you buy your home. The first meeting is free.

Calculate your maximum mortgage or schedule your free appointment.

This page gives general information based on the rules for 2026 and is not personal financial or tax advice.