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
Yes, foreigners can get a mortgage in the Netherlands, but the process depends heavily on your residency status, income type, and how well your documents fit the Dutch lending framework.
Dutch banks follow strict affordability rules set by national regulators, which means your eligibility is based on clear formulas rather than negotiation or relationships.
We constantly update this blog post to reflect current mortgage rates, bank policies, and eligibility rules in the Netherlands.
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.
Can foreigners get a mortgage in the Netherlands right now?
Can a foreigner get a residential mortgage in the Netherlands right now?
Yes, foreign nationality alone does not prevent you from getting a residential mortgage in the Netherlands, as Dutch banks focus on whether they can verify your income and residency rather than where your passport comes from.
EU, EEA, and Swiss citizens living and working in the Netherlands typically have the easiest access to Dutch mortgages because they don't need residence permits and their employment situations are straightforward for banks to verify.
The most common restriction Dutch banks impose on foreign applicants is requiring extensive documentation to prove stable, verifiable income and a clear legal right to remain in the Netherlands long-term.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about the Netherlands.
Can I get a mortgage in the Netherlands without residency?
In practice, getting a Dutch mortgage without being registered and living in the Netherlands is very difficult because most lenders require a Dutch address, local tax context, and the ability to run BKR credit checks.
Dutch banks most commonly approve mortgage applications from permanent residents, holders of work-based residence permits, and EU/EEA citizens who are registered in the Netherlands, while true non-residents face significant barriers.
If you don't have permanent residency in the Netherlands, banks typically require a larger cash buffer, stronger income documentation, and a clear explanation of your long-term plans to stay in the country.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in the Netherlands.
Do banks require a local work contract in the Netherlands right now?
Dutch banks don't always require a Dutch-language work contract, but they do expect verifiable, stable employment that fits within the Dutch affordability framework.
If you don't have a local Dutch work contract, banks may accept foreign employment income, but they typically require certified translations, employer verification letters, and may apply stricter conditions such as currency risk haircuts on non-euro income.
When a local Dutch work contract is present, most banks prefer to see at least the end of any probationary period completed, and permanent contracts are viewed more favorably than temporary ones.
Can self-employed foreigners qualify for a mortgage in the Netherlands?
Yes, self-employed foreigners can qualify for a mortgage in the Netherlands, but they face stricter scrutiny and must provide more extensive documentation to prove sustainable income under Dutch affordability rules.
Dutch banks typically require self-employed applicants to show at least two to three years of financial history, including tax returns and certified accountant statements, and they often calculate income based on multi-year averages rather than your best earning year.
Is foreign income accepted for mortgages in the Netherlands right now?
Some Dutch banks do accept foreign income for mortgage applications, but they treat it as higher risk and may apply conditions such as currency haircuts or require larger cash reserves.
When you earn income abroad, Dutch banks typically require certified payslips or tax returns, employer verification letters, and may ask for currency conversion buffers if your income is not in euros.
Can I buy a primary home (and an investment property?) with a mortgage in the Netherlands as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in the Netherlands, and this is the most supported path because the transfer tax is only 2% for owner-occupied properties and lending terms are generally more favorable.
Foreigners can also get mortgages for investment properties in the Netherlands, but it's harder and more expensive because the transfer tax jumps to 8% for non-owner-occupied homes and banks apply stricter lending conditions for buy-to-let purchases.
If you're buying for investment, you might want to check our blog article about buying and renting out in the Netherlands.
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.
What are the eligibility rules banks actually use in the Netherlands?
What minimum monthly income do I need in the Netherlands as of 2026?
As of early 2026, there is no single minimum income requirement in the Netherlands because Dutch banks use Nibud-based affordability tables that calculate your borrowing capacity based on your specific income level, the interest rate, and household size.
In practice, most approved borrowers seeking a mortgage of around 300,000 euros in the Netherlands typically have a gross household income between 55,000 and 70,000 euros per year, which is roughly 60,000 to 77,000 USD or 57,000 to 72,000 EUR at current exchange rates.
The minimum income you need in the Netherlands scales directly with your desired loan amount, so a 350,000 euro mortgage generally requires a gross household income of around 65,000 to 85,000 euros per year.
Dutch banks do allow you to combine household incomes from multiple applicants, which is common for couples buying together, and both incomes are factored into the Nibud affordability calculation.
What debt-to-income limit do banks use in the Netherlands right now?
Dutch banks don't use a single fixed debt-to-income ratio like 35% everywhere; instead, they use Nibud financing burden percentages that vary by income level and interest rate, with most approvals landing in a range where total housing costs are roughly 30% to 40% of gross income.
When calculating your debt-to-income ratio in the Netherlands, banks include all existing registered debts such as personal loans, car financing, credit card limits, student loans, and any other mortgages you hold, all of which are tracked through the BKR credit registration system.
Do I need a local credit score in the Netherlands right now?
The Netherlands doesn't use a single credit score like some countries do; instead, Dutch banks check your BKR registration, which is a national database that records your existing credit commitments and any payment arrears.
Dutch banks may accept a foreign credit report as supporting evidence of your creditworthiness, but it does not replace the BKR check, and if you're new to the Netherlands with a thin BKR file, lenders will rely more heavily on your income stability and documentation.
Do banks require a local guarantor in the Netherlands right now?
For standard owner-occupied mortgages in the Netherlands, a local guarantor is not typically required because the Dutch system relies more on strict affordability rules, collateral limits, and the optional NHG mortgage guarantee scheme.
Dutch banks are most likely to request a guarantor in edge cases such as complex foreign income situations, very short residency history, or when the applicant's profile falls just outside normal approval criteria.
If a guarantor is required in the Netherlands, they must typically be a Dutch resident with sufficient income and assets to cover the mortgage obligation, though this requirement varies by lender.
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How much cash do I need upfront in the Netherlands as of 2026?
What's the minimum down payment in the Netherlands right now?
In the Netherlands, banks can finance up to 100% of the home's market value for owner-occupied properties, which means you technically don't need a down payment on the property itself, but you must have cash to cover buyer's costs which cannot be financed.
Across different banks and buyer profiles in the Netherlands, you should realistically plan for 4% to 6% of the purchase price in cash to cover transfer tax (2% for owner-occupied homes) plus notary fees, valuation costs, and mortgage advisor fees.
If you have a strong financial profile with stable income, clean credit history, and qualify for NHG (the national mortgage guarantee), you may be able to minimize your upfront cash to just the buyer's costs, while complex cases or non-residents may be asked for additional down payment as a risk buffer.
What loan terms can I realistically get in the Netherlands as of 2026?
What mortgage interest rates are typical in the Netherlands as of 2026?
As of early 2026, typical mortgage interest rates in the Netherlands range from the mid-3% to low-4% range, depending on the fixed-rate period you choose, your loan-to-value ratio, and whether you qualify for NHG.
The factors that most significantly influence your interest rate in the Netherlands include the length of your fixed-rate period (longer periods cost more), your LTV ratio (borrowing closer to 100% of value increases rates), and whether you qualify for the NHG guarantee which typically reduces rates.
Foreigners in the Netherlands generally receive the same interest rates as Dutch residents if they meet the same underwriting criteria, though applicants with complex income situations or higher perceived risk may face slightly higher rates or stricter terms.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in the Netherlands.
Are fixed-rate mortgages available in the Netherlands right now?
Yes, fixed-rate mortgages are the norm in the Netherlands and are readily available to foreigners who meet the standard underwriting requirements, with most borrowers choosing some form of fixed-rate period.
Dutch banks typically offer fixed-rate periods of 5, 10, 15, 20, or even 30 years, with 10-year and 20-year fixes being particularly popular among buyers who want long-term payment certainty.
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.
How do I maximize approval chances in the Netherlands right now?
What financial profile gets "yes" fastest in the Netherlands right now?
The ideal financial profile for fast mortgage approval in the Netherlands is someone with stable, verifiable income from a permanent Dutch employment contract, minimal existing debt, clear residency status, and a cash buffer beyond just the buyer's costs.
Dutch banks consider an ideal income level for fast approval to be well above the minimum threshold for your desired loan amount, with a debt-to-income ratio comfortably within Nibud limits, which for a 300,000 euro mortgage means a gross household income of at least 60,000 to 70,000 euros (roughly 66,000 to 77,000 USD).
Dutch banks most favor applicants with permanent employment contracts who have completed their probationary period, ideally with the same employer for at least one to two years, and with income paid in euros directly into a Dutch bank account.
A down payment of 10% to 20% above the required buyer's costs signals a strong applicant profile in the Netherlands, as it reduces perceived risk and may result in better interest rates even though 100% financing is technically available.
We give more detailed tips in our pack covering the property buying process in the Netherlands.
What mistakes make foreigners get rejected in the Netherlands right now?
The most common mistake that leads to mortgage rejection for foreigners in the Netherlands is submitting income documentation that Dutch banks cannot easily verify, such as foreign payslips without certified translations, income from unclear employer structures, or mixing multiple income sources without proper documentation.
The financial red flag that most often disqualifies foreign applicants in the Netherlands is assuming that 100% loan-to-value means zero cash needed, then arriving at the application stage without sufficient funds for the 4% to 6% in buyer's costs that cannot be financed.
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Which banks say yes to foreigners in the Netherlands right now?
Which banks are most foreigner-friendly in the Netherlands as of 2026?
As of early 2026, the banks considered most foreigner-friendly for mortgages in the Netherlands are ABN AMRO, ING, Rabobank, and NIBC, all of which have dedicated expat services and explicit documentation pathways for international applicants.
What makes these banks more accessible to foreign applicants in the Netherlands is that they have English-language support, published guidance on foreign income documentation, and staff experienced in handling non-standard applications such as foreign-currency income or international employment contracts.
Which banks accept non-resident borrowers in the Netherlands right now?
The number of Dutch banks willing to lend to true non-residents (people not living or registered in the Netherlands) is very limited, and policies are strict and case-dependent, with most mainstream lenders preferring applicants who are already registered in the country.
For the few lenders that may consider non-resident applicants in the Netherlands, additional requirements typically include larger cash deposits, extensive documentation of income and assets, and a clear plan showing when and how you will relocate to the Netherlands.
Do international banks lend more easily in the Netherlands right now?
International banks do not necessarily lend more easily to foreigners in the Netherlands because what drives approval is whether the lender can underwrite you under Dutch affordability rules, not the bank's global brand recognition.
Few truly international banks offer residential mortgages in the Netherlands, and those that do (such as HSBC for private banking clients) typically have high minimum thresholds and serve a niche market rather than typical homebuyers.
The main advantage of using a bank with international operations for a mortgage in the Netherlands is that they may have more experience with cross-border documentation and foreign income verification, though the Dutch regulatory framework still applies to all lenders.
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 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 |
|---|---|---|
| Belastingdienst (Dutch Tax Authority) | Official Dutch government source for legally applicable tax rates. | We used it to confirm transfer tax rates (2% owner-occupied, 8% investment). We also referenced it to explain why different property types have different upfront costs. |
| Rijksoverheid (Dutch Government) | The government's official guidance hub for homebuying. | We used it to frame the standard mortgage process in the Netherlands. We also used it as the baseline for what's normal for residents versus foreigners. |
| IND (Immigration and Naturalisation Service) | The Dutch immigration authority that defines legal residency statuses. | We used it to explain which residency situations exist and affect mortgage eligibility. We also connected residency status to what banks can verify and accept. |
| NVB Code of Conduct for Mortgage Loans | The banking sector's formal code used by Dutch lenders. | We used it to describe how lenders calculate borrowing capacity. We also used it to explain affordability limits and mortgage structures. |
| Nibud Woonquote 2026 | Nibud is the national institute behind Dutch affordability norms. | We used it to explain that Dutch banks use table-based affordability rather than simple DTI ratios. We also used it to anchor our minimum income estimates. |
| DNB (Dutch Central Bank) Mortgage Rates Dashboard | The Netherlands' central bank and primary source for financial statistics. | We used it to describe the direction of mortgage rates in early 2026. We also used it to justify our typical rate range estimates by risk category. |
| ECB Data Portal | The European Central Bank's official harmonized interest rate dataset. | We used it to triangulate average borrowing costs for Dutch mortgages. We also used it as the benchmark behind our rate estimates. |
| DACB (Dutch Advisory Committee) | The body overseeing the Code of Conduct's application in the Netherlands. | We used it to support that most lenders follow standardized rules. We also used it to explain the two big constraints: income and collateral limits. |
| NHG (National Mortgage Guarantee) | The national mortgage guarantee scheme with published annual standards. | We used it to explain when NHG is available and why it can improve pricing. We also highlighted that 2026 norms are updated and rule-driven. |
| ABN AMRO Expat Mortgage Page | A primary source from a major Dutch bank describing their expat policies. | We used it to confirm that foreign-currency income can qualify with conditions. We also used it to identify foreigner-friendly banks. |
| ING Mortgage Calculator | A major Dutch retail bank explaining how their mortgages work in practice. | We used it to support that 100% financing is available but buyer's costs are not included. We also used it to frame how banks communicate affordability. |
| Dutch Data Protection Authority | The national authority describing lawful credit-check practices including BKR. | We used it to explain how Dutch credit checks work. We also used it to clarify why foreign credit scores don't replace BKR registration. |
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