Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
If you are a foreigner thinking about buying property in the Netherlands, you are probably wondering whether you will have the same rights as Dutch locals.
The short answer is yes, but there are practical differences you need to understand before you start looking at homes.
We constantly update this blog post to reflect the latest rules and market conditions, so you always get current information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the Netherlands.
Do foreigners have the same rights as locals in the Netherlands right now?
Can foreigners legally buy residential property in the Netherlands in 2026?
As of early 2026, foreigners can legally buy residential property in the Netherlands without any nationality-based ban or special permit requirement.
Foreigners in the Netherlands can purchase apartments, houses, and other residential property types through the same legal process as Dutch citizens, which involves signing a purchase agreement, completing a notarial deed, and registering ownership with Kadaster (the Dutch Land Registry).
The main thing that makes the process feel different for foreigners is the paperwork: notaries and banks will ask for more documentation to verify your identity and the source of your funds, which is required under Dutch anti-money laundering rules.
We cover all these things in length in our pack about the property market in the Netherlands.
Do foreigners have the exact same ownership rights as locals in the Netherlands in 2026?
As of early 2026, foreigners who buy property in the Netherlands have essentially the same ownership rights as Dutch citizens once they are registered as the owner with Kadaster.
There is no meaningful legal difference in what you can do with your property: foreigners can sell, rent out, mortgage, or renovate their property just like locals, subject to the same contract terms and local regulations.
Where foreigners often notice a difference is not in their legal rights but in practical matters like getting a mortgage approved or navigating Dutch-language documents, which requires extra effort but does not limit your ownership rights.
Are there any foreigner-only restrictions in the Netherlands in 2026?
As of early 2026, there are no standard foreigner-only restrictions on buying or owning residential property in the Netherlands.
The main hurdle foreigners face more often than locals is the anti-money laundering (AML) scrutiny from notaries and banks, who must verify identity documents and the origin of funds for every buyer, but this applies to everyone and simply requires more paperwork when your documents come from abroad.
These AML checks exist because Dutch law requires professionals to report unusual transactions and verify that property purchases are not used for money laundering, which is a legal obligation under the Wwft (Dutch anti-money laundering act).
The most common way foreigners handle this is simply by preparing thorough documentation early, including bank statements, employment contracts, and proof of how they earned or saved the money they are using for the purchase.
Can foreigners buy property freely anywhere in the Netherlands, or only specific areas in 2026?
As of early 2026, foreigners can buy residential property anywhere in the Netherlands without geographic restrictions based on nationality.
There are no zones or districts in the Netherlands that are legally off-limits to foreign buyers, though some properties come with specific ownership structures like leasehold (erfpacht) that you need to understand before purchasing.
In Amsterdam, for example, many homes sit on municipal leasehold land, which means you own the building but pay ground rent to the city, and this applies equally to Dutch and foreign buyers.
The most popular areas where foreigners commonly buy property in the Netherlands include Amsterdam neighborhoods like De Pijp, Oud-Zuid, and Jordaan, as well as Statenkwartier and Bezuidenhout in The Hague, Kralingen in Rotterdam, and Wittevrouwen in Utrecht.
Can foreigners own property 100% under their own name in the Netherlands in 2026?
As of early 2026, foreigners can register as 100% sole owner of residential property in the Netherlands under their own name, just like Dutch citizens.
This applies to all residential property types including apartments, townhouses, detached homes, and even properties on leasehold land, as long as you complete the standard purchase process.
The registration process requires a valid identification document (passport or ID card), a notarial deed of transfer signed in person or by power of attorney, and registration with Kadaster, which officially records you as the owner.
Is freehold ownership possible for foreigners in the Netherlands right now in 2026?
As of early 2026, foreigners can buy full freehold property in the Netherlands where it is available, meaning you own both the building and the land beneath it.
The key difference between freehold and leasehold in the Netherlands is that with freehold you own everything outright, while with leasehold (erfpacht) you own the building but pay ground rent to the landowner, often a municipality, under a long-term contract.
In cities like Amsterdam, leasehold is very common, so if freehold is important to you, you need to check the property title carefully before making an offer, as both ownership types are available to foreigners equally.
Can foreigners buy land in the Netherlands in 2026?
As of early 2026, foreigners can buy residential land attached to a home in the Netherlands using the same process as Dutch citizens.
For residential land, there are no nationality-based restrictions, but if you want to buy agricultural land or bare land for development, you will face zoning rules and permitted-use regulations that apply to everyone regardless of nationality.
Most foreigners who want to control land simply purchase a property that includes the land, or in leasehold areas they acquire the building rights while the land remains under a long-term lease agreement with the municipality.
By the way, we cover everything there is to know about the land buying process in the Netherlands here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Netherlands. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in the Netherlands?
Does my nationality change what I can buy in the Netherlands right now in 2026?
As of early 2026, your nationality does not restrict what residential property you can legally buy in the Netherlands.
There are no nationalities banned from purchasing Dutch residential property, though buyers from countries subject to international sanctions may face additional banking and compliance hurdles when transferring funds.
The Netherlands does not have bilateral property agreements that give specific nationalities preferential treatment, so whether you are from Asia, Africa, the Americas, or elsewhere in Europe, the legal process is the same.
Do EU/US/UK citizens get easier property access in the Netherlands?
Legally, EU, US, and UK citizens have the same property purchasing rights as any other foreigner in the Netherlands, with no special legal privileges.
In practice, EU citizens often experience smoother mortgage applications because Dutch banks are more familiar with EU income documentation, employment contracts, and credit systems, making verification faster.
US and UK citizens face no legal barriers but may find mortgage approval slightly more complex due to currency conversion considerations and the extra steps banks take to verify foreign income sources.
If you're American, we have a dedicated blog article about US citizens buying property in the Netherlands.
Can I buy property in the Netherlands without local residency?
Non-residents and tourist-visa holders can legally purchase property in the Netherlands without being registered as a Dutch resident.
However, residents have a significant practical advantage when it comes to mortgages: Dutch banks strongly prefer lending to people with Dutch residency, a BSN (citizen service number), and verifiable local income, which makes financing much harder for non-residents.
If you are buying on a tourist visa, you will need to provide extra documentation including proof of funds, identity verification through your home country documents, and you may need to arrange a power of attorney if you cannot be present for the notarial signing.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in the Netherlands here.
Buying real estate in the Netherlands can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in the Netherlands?
What are the biggest legal grey zones for foreigners in the Netherlands in 2026?
As of early 2026, the biggest legal grey zones for foreigners buying property in the Netherlands are not about nationality but about misunderstanding Dutch property structures and transaction timing.
The riskiest grey zone is assuming your accepted offer means you own the property, when in fact ownership only transfers after the notarial deed is signed and registered with Kadaster, which can take weeks after your offer is accepted.
The best precaution is to hire a Dutch notary and, if needed, a bilingual real estate lawyer early in the process, so they can explain erfpacht terms, VvE (homeowners association) rules, and registration timelines before you commit to a purchase.
We have built our property pack about the Netherlands with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in the Netherlands?
Using a nominee (someone who holds the property title on your behalf) is generally a bad idea in the Netherlands because the system is built around transparent ownership registration and strict anti-money laundering controls.
The main legal risk of using a non-spouse nominee is that they become the legal owner, meaning they could sell, mortgage, or refuse to transfer the property, and you would have little recourse since the arrangement may not be legally enforceable.
Buying jointly with a Dutch spouse is normal and creates real joint ownership, but this is not a workaround; it comes with marital property and inheritance consequences that you need to plan for carefully.
Purchasing through a Dutch company is legally possible but typically unfavorable for residential owner-occupation because it triggers higher transfer taxes, increased compliance scrutiny, and makes mortgage financing more difficult.
What happens if a foreigner dies owning property in the Netherlands?
When a foreigner dies owning property in the Netherlands, the inheritance process is governed by cross-border succession rules, often under the EU Succession Regulation, which typically applies the law of the deceased's habitual residence but allows people to choose their nationality's law in their will.
Foreign heirs must obtain official documentation such as a certificate of inheritance (verklaring van erfrecht) from a Dutch notary, provide death certificates and identity documents, and in some cases have foreign court decisions recognized in the Netherlands.
Once inheritance is legally established, foreign heirs face no special restrictions on selling the property and can sell it through the normal Dutch market process like any other owner.
The most common complication is not having a will that addresses Dutch property specifically, which can lead to unexpected outcomes under default inheritance rules, so making a Dutch will or including Dutch assets in your existing will is the best way to avoid problems.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Can foreigners realistically get a mortgage in the Netherlands in 2026?
Do banks give mortgages to foreigners in the Netherlands in 2026?
As of early 2026, Dutch banks do provide mortgages to foreigners, especially those who live and work in the Netherlands with stable employment, a BSN registration, and verifiable income, with typical loan amounts ranging from around 200,000 to 500,000 euros (roughly 210,000 to 530,000 USD) depending on income and property value.
The main eligibility requirements banks impose include proof of stable income (Dutch payslips preferred), a valid residence permit if applicable, a positive credit check, and the ability to cover buyer's costs (typically 5 to 6 percent of the purchase price) in cash since mortgages usually cover up to 100 percent of the property value but not the transaction costs.
You can also read our latest update about mortgage and interest rates in The Netherlands.
Are mortgage approvals harder for non-residents in the Netherlands in 2026?
As of early 2026, mortgage approval is significantly harder for non-residents compared to Dutch residents because banks have less confidence in foreign income verification and enforcement options.
Non-residents typically face lower loan-to-value ratios of around 60 to 80 percent instead of the usual 100 percent, meaning they need down payments of 40,000 to 100,000 euros (roughly 42,000 to 106,000 USD) or more depending on the property price.
Beyond the larger down payment, non-residents must provide additional documentation including translated and certified income statements, proof of employment stability, foreign credit reports, and sometimes a larger financial buffer to satisfy the bank's risk requirements.
We have a whole document dedicated to mortgages for foreigners in our the Netherlands real estate pack.
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Are foreigners protected by the law in the Netherlands during disputes?
Are foreigners legally protected like locals in the Netherlands right now?
Foreigners in the Netherlands receive the same legal protection as Dutch citizens in property matters, based on the Dutch constitutional principle of equal treatment in equal circumstances.
Foreigners and locals share equal rights to file lawsuits, defend themselves in court, enforce contracts, and access remedies for property disputes through the Dutch civil court system.
The main practical gap foreigners face is not legal but linguistic and procedural: Dutch courts conduct proceedings in Dutch, and navigating the legal system requires either Dutch language skills or a qualified translator and Dutch-speaking lawyer.
The most important safeguard a foreigner should put in place is hiring a reputable Dutch notary for the transaction and having all contracts reviewed by a lawyer who can explain the terms and ensure your interests are protected before you sign anything.
Do courts treat foreigners fairly in property disputes in the Netherlands right now?
Dutch courts treat foreigners fairly in property disputes, applying the same civil law standards regardless of nationality, with no documented pattern of bias against foreign property owners.
A typical property dispute in Dutch courts takes 6 to 18 months to resolve and costs between 5,000 and 30,000 euros (roughly 5,300 to 32,000 USD) in legal fees depending on complexity, though straightforward cases can be resolved faster.
The most common disputes foreigners bring to court involve contract breaches by sellers, disagreements over property defects discovered after purchase, and conflicts with VvE (homeowners associations) over building rules or maintenance responsibilities.
Outside of court, foreigners can use mediation or arbitration to resolve disputes more quickly and affordably, and many purchase contracts include clauses that require attempting mediation before going to court.
We cover all these things in our list of risks and pitfalls people face when buying property in the Netherlands.
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in the Netherlands in 2026?
Do foreigners feel treated differently during buying in the Netherlands right now?
Based on available surveys and expat community feedback, roughly 30 to 40 percent of foreign buyers report feeling treated somewhat differently during the buying process in the Netherlands, though most describe this as inconvenient rather than discriminatory.
The most commonly reported difference is extra scrutiny from notaries and banks asking for more documentation to prove identity and source of funds, which feels like distrust even though these checks are legally required for everyone.
On the positive side, foreigners frequently praise the professionalism of Dutch notaries, the transparency of the Kadaster registration system, and the fact that once they complete the purchase, they are treated exactly like any other property owner.
Find more real-life feedbacks in our our pack covering the property buying process in the Netherlands.
Do foreigners overpay compared to locals in the Netherlands in 2026?
As of early 2026, foreigners nationwide pay about the same as locals on average, with any difference estimated at 0 to 1 percent, but in expat-heavy neighborhoods in Amsterdam, The Hague, and Eindhoven, foreigners may pay 1 to 3 percent more, which translates to roughly 4,000 to 15,000 euros (about 4,200 to 16,000 USD) on a typical property.
The main reason foreigners end up paying more in competitive Dutch neighborhoods is not price discrimination but bidding behavior: foreign buyers often prioritize speed and certainty, offering higher bids with fewer conditions to secure properties quickly in a market where overbidding is already common among all buyers.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about the Netherlands, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Kadaster (Dutch Land Registry) | Official source for property ownership registration in the Netherlands. | We used it to explain when ownership becomes official after purchase. We also referenced it for registration requirements and title verification. |
| Dutch Constitution | Official government publication of fundamental rights and equal treatment principles. | We used it to establish that foreigners have equal legal protection. We also referenced it to explain non-discrimination in property rights. |
| KNB (Royal Dutch Notarial Association) | Professional body that sets standards for Dutch notaries. | We used it to explain AML compliance requirements that affect all buyers. We also referenced it for documentation standards and verification processes. |
| Belastingdienst (Dutch Tax Administration) | Official tax authority that sets transfer tax rates and rules. | We used it to verify 2026 transfer tax rates for different buyer categories. We also referenced it for the main residence test requirements. |
| De Nederlandsche Bank | Central bank that publishes official mortgage market statistics. | We used it to ground mortgage availability data in official statistics. We also referenced it for lending conditions and market regulation context. |
| NHG (National Mortgage Guarantee) | Organization that sets the official mortgage guarantee limits. | We used it to provide the 2026 NHG cap of 470,000 euros. We also explained how NHG affects interest rates and lender confidence. |
| Municipality of Amsterdam | Municipal authority that owns leasehold land and sets erfpacht terms. | We used it to explain leasehold versus freehold ownership. We also referenced it to clarify that erfpacht applies equally to all nationalities. |
| EUR-Lex (EU Succession Regulation) | Official EU law text governing cross-border inheritance. | We used it to explain which inheritance laws apply to foreign property owners. We also referenced the option to choose your nationality's law. |
| Rechtspraak (Dutch Judiciary) | Official judiciary website explaining court procedures and access. | We used it to confirm foreigners can access Dutch courts equally. We also referenced it for dispute resolution timelines and processes. |
| CBS (Statistics Netherlands) | National statistics office with the official house price index. | We used it as a neutral benchmark for price movements into early 2026. We also referenced it when discussing overbidding patterns. |
| NVM (Dutch Real Estate Agents Association) | Largest professional body publishing widely used market data. | We used it for transaction context and market tightness indicators. We also referenced it for competitive bidding data in specific cities. |
We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.