Dutch mortgage for expats in 2026 — the realistic guide · Nultien Makelaars

Every week we get the same question from international clients: "Can I get a Dutch mortgage as an expat?" Short answer: usually yes. Longer answer: how much, on what conditions, with which bank — that's where it gets interesting. This piece is what I tell clients during our first call, before they go to a mortgage adviser.

Yes, expats can get Dutch mortgages

This was less true ten years ago. In 2014-2016, getting a mortgage as a non-Dutch resident or recent immigrant was genuinely difficult. By 2024 it became standard. Today most major Dutch banks (ING, ABN AMRO, Rabobank, NIBC, Triodos, BLG Wonen) lend to expats — under specific conditions.

What's required at minimum:

BSN number (Burgerservicenummer — your Dutch tax ID)
Dutch bank account
Employment contract with a Dutch employer (or proven freelance income through a Dutch BV/Eenmanszaak)
24+ months of stable income history
For non-EU citizens: valid residence permit covering at least 5 more years

For most expats who've been in the Netherlands 6-12 months on a regular employment contract, all of this is in order.

The 30% ruling and your mortgage

This is where it gets nuanced. The 30% ruling makes 30% of your gross salary tax-free, which means your "fiscal income" (the number the bank uses) is lower than your real take-home.

But here's the trick: most Dutch banks correct for this. They look at your gross salary, not your fiscal salary, when calculating maximum mortgage. So your borrowing power is roughly the same as a Dutch citizen earning the same gross.

There are two notable exceptions:

ING and BLG Wonen explicitly include the 30% ruling correction in their calculation, treating your gross as gross — favourable for expats
Some niche lenders still use your fiscal income only, which gives you 20-30% less borrowing power

If you're getting quotes from multiple lenders, ask explicitly: "Do you correct for the 30% ruling?" If they say no, the offer will be lower than it should be.

Realistic borrowing power examples

Let's run through three scenarios for someone with a 30% ruling in 2026:

Single, €75,000 gross salary, 30% ruling, no debts:

Without correction (fiscal income): ~€235,000 maximum mortgage
With correction (gross income): ~€320,000 maximum mortgage
Difference: €85,000

Couple, €75,000 + €65,000 gross, both 30% ruling, no debts:

Without correction: ~€435,000 maximum mortgage
With correction: ~€580,000 maximum mortgage
Difference: €145,000

Single, €120,000 gross salary, 30% ruling, no debts:

Without correction: ~€380,000 maximum mortgage
With correction: ~€510,000 maximum mortgage
Difference: €130,000

In each case: working with an adviser who knows the expat-correction rules is worth roughly €80,000-€150,000 in additional borrowing power. Choose accordingly.

Maximum LTV and own money required

Since 2018, Dutch mortgages are capped at 100% loan-to-value (LTV 100%) for owner-occupied homes. That means you can borrow up to 100% of the property value — but only that, no over-borrowing for renovation.

What you DO need cash for:

Transfer tax: 2% of purchase price for owner-occupied homes. For first-time buyers under 35 buying under €510,000 (2025 limit, expected to rise to ~€525k for 2026): 0% (exemption)
Notary fees: €1,500-€3,500 depending on complexity
Mortgage advice fee: €2,000-€3,500 (one-time)
Structural survey: €395-€795 (optional but recommended)
NHG fee (if applicable): 0.4% of mortgage amount

For a €500,000 home, expect roughly €15,000-€25,000 in cash needed for the non-mortgageable costs.

NHG — should you take it?

NHG (Nationale Hypotheek Garantie) is a government-backed insurance on your mortgage. If you can't pay anymore (job loss, divorce, illness), NHG steps in. In return, banks give you a lower interest rate — typically 0.4-0.6% lower.

NHG limit for 2026: properties up to €435,000 (indexed annually). Above that, no NHG.

For expats, NHG is usually a great deal:

Lower interest rate over 30 years = €10,000-€25,000 saved on €400,000 mortgage
One-time fee of €1,740 (0.4% on €435k) makes back in months
Safety net if your work situation changes

The one downside: if you sell within a few years and the mortgage is paid off, you can't take the NHG with you. But for most expats planning to stay 5+ years, it's a clear win.

Interest rates and term choice in 2026

As of May 2026, Dutch mortgage rates:

10-year fixed: 3.7-4.2% (with NHG), 4.0-4.5% (without)
20-year fixed: 4.0-4.5% (with NHG), 4.3-4.8% (without)
30-year fixed: 4.3-4.8% (with NHG), 4.6-5.1% (without)
Variable: 3.4-3.9% (rare for expats)

For most expats, 20-year fixed is the sweet spot — locked in long enough to weather rate cycles, but with room to refinance after 20 years if rates drop. Some clients with strong career trajectory choose 30-year for maximum certainty.

The Dutch banks that handle expats well

In our experience working with expat clients:

ING International — strong English-language service, explicit 30%-ruling correction, lots of expat-experience
ABN AMRO Private — premium service for higher-income expats, good for €500k+ mortgages
Rabobank Mortgage — solid for Eurozone expats specifically, BSN-required
NIBC — flexible on income types (freelance, BV-structuren), but stricter on residence permits
BLG Wonen — niche but excellent rates, 30%-ruling correction standard

We don't earn anything from referring to specific banks — these recommendations are based on what we've seen work for actual expat clients. Always get quotes from at least 2-3 lenders.

Mortgage advisers for expats

Independent mortgage advisers with expat-experience are worth their fee. They cost €2,000-€3,500 one-time but should save you 0.2-0.5% on your mortgage rate (worth €10,000-€25,000 over the life of your loan).

Specific advisers we recommend for Rotterdam expats (not affiliated, we just see them deliver):

IGZ Hypotheek (Rotterdam-based, large expat clientele)
Conqaest Hypotheek (English-language, expat-specific)
DAK Hypotheken (works with multiple banks)

Timeline expectations

For a typical expat mortgage application:

Week 1: Initial consultation with adviser, gather documents
Week 2-3: Adviser requests quotes from 2-3 banks
Week 3-4: Receive offer (best one usually wins)
Week 4-6: Property purchase agreement signed (with financing-condition)
Week 6-10: Final mortgage approval and notary preparation
Week 10-12: Notary completion, keys

Total: 3 months from first call to keys. Faster possible for straightforward cases (2 months), slower for complex income (4-6 months).

What we do as your buying agent

We're not mortgage advisers — that's a separate specialism. But we connect you to advisers who handle expats well, we explain Dutch documents during the process, and we coordinate with the bank when financing is the conditional. For most international clients, having both an expat-friendly buying agent and an expat-experienced mortgage adviser is the right combination.

Our buying agent service is €2,495 fixed for properties up to €500k, €3,495 for €500k-€1M. The mortgage adviser fee is separate (paid directly to them).

A final note

Dutch mortgage rules change. The numbers in this article are accurate for May 2026 but check current rules through your adviser. Especially the 30%-ruling correction methodology and the NHG limits — those move yearly.

For a video call to discuss your specific situation, book an intake meeting. Twenty minutes, free, no obligation.

Onno de Vries is the buying agent at Nultien Makelaars, specialising in international clients. He's handled 60+ expat property purchases since 2018.