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Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Foreign buyers can legally purchase property in the Netherlands without a BSN (Burger Service Nummer), but the process becomes significantly more complicated without one. While no laws prevent non-residents from buying Dutch real estate, most practical aspects of the transaction—from securing mortgages to opening bank accounts—require this unique identification number.
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Foreigners can buy Dutch property without a BSN, but nearly all lenders require one for mortgages, making cash purchases the primary option. Most notaries prefer buyers with an RNI-BSN for smoother transactions and compliance.
The table below shows the key requirements and alternatives for property purchases with and without a BSN in the Netherlands:
| Aspect | With BSN/RNI-BSN | Without BSN |
|---|---|---|
| Legal Purchase Rights | Full legal rights to purchase any residential property | Full legal rights to purchase any residential property |
| Mortgage Availability | Access to all Dutch banks and mortgage lenders | No mortgage options from Dutch lenders |
| Payment Method | Mortgage financing or cash payment accepted | Cash payment only (foreign bank transfers possible) |
| Notary Process | Standard registration process with full compliance | Possible delays, additional documentation required |
| Dutch Bank Account | Easy to open for property transactions | Extremely difficult to open without BSN |
| Tax Payment Process | Direct payment of transfer tax and fees | Payment through notary or complex arrangements |
| Utilities Setup | Standard connection process with providers | Challenging, may require alternative arrangements |
Can a foreigner without a BSN legally purchase property in the Netherlands?
Yes, foreign buyers can legally purchase residential property in the Netherlands without holding a BSN.
The Dutch legal system does not impose nationality-based restrictions on property ownership. Whether you hold a BSN or not, you have the same legal rights to purchase apartments, houses, and other residential real estate throughout the Netherlands as of September 2025.
This applies to all types of residential properties, including single-family homes, apartments, condominiums, and townhouses in major cities like Amsterdam, Rotterdam, The Hague, and Utrecht. The absence of a BSN does not disqualify you from property ownership under Dutch law.
However, while the legal right exists, the practical process becomes significantly more complex without a BSN, particularly when dealing with notaries, banks, and tax authorities.
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If I buy a house without a BSN, can I still get the property registered in my name at the Dutch Land Registry?
Property registration at the Kadaster (Dutch Land Registry) is technically possible without a BSN, but most notaries will request one for compliance purposes.
Dutch law does not explicitly require a BSN for Kadaster registration. However, in practice, notaries handling the registration process typically request either a regular BSN or an RNI-issued BSN (for non-residents) to complete anti-money laundering checks and tax reporting requirements.
Without a BSN, you may face delays in the registration process as notaries need to implement alternative identification and compliance procedures. Some notaries may accept alternative documentation, but this varies by firm and can create uncertainty in your transaction timeline.
The registration will include your full legal name, nationality, and address as they appear on your passport and other official documents. The property deed will be recorded in your name regardless of BSN status, but the administrative process is smoother with proper identification numbers.
Most legal experts recommend obtaining an RNI-BSN before initiating a property purchase to avoid potential complications with Kadaster registration.
Do Dutch banks require a BSN to approve mortgages, or are there lenders who accept foreign buyers without one?
All Dutch banks require a BSN for mortgage approval, with no exceptions for foreign buyers as of September 2025.
Major Dutch lenders including ING, ABN AMRO, Rabobank, and specialized expat mortgage providers like Viisi and Mister Mortgage universally require applicants to possess either a regular BSN or RNI-BSN before considering mortgage applications.
This requirement applies regardless of your income level, down payment amount, or employment status. Even buyers with substantial assets, high incomes, or employment at major multinational companies cannot secure Dutch mortgages without proper BSN documentation.
No reputable Dutch financial institutions offer mortgage products for buyers lacking a BSN. Alternative lending arrangements through private lenders or international banks are extremely rare and typically involve unfavorable terms if available at all.
Foreign buyers without a BSN are effectively limited to cash purchases only, requiring 100% upfront payment for the property plus all associated taxes and fees.
If I plan to pay fully in cash, do I still need a BSN for the purchase to go through?
Cash purchases can proceed without a BSN, though obtaining an RNI-BSN significantly simplifies the process.
When paying cash, you bypass the mortgage requirement that mandates a BSN. However, the notary handling your transaction may still prefer or request a BSN for compliance with anti-money laundering regulations and tax reporting obligations.
Cash payments eliminate the banking complications associated with BSN requirements. You can transfer funds from foreign bank accounts directly to complete the purchase, though notaries may require additional documentation to verify the source of funds.
The transfer tax (overdrachtsbelasting) of 2% for most properties can be paid through the notary even without a BSN, though having an RNI-BSN makes this process more straightforward.
While legally possible, cash purchases without a BSN may involve longer processing times, additional documentation requirements, and higher complexity in coordinating with Dutch authorities.
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Can a notary in the Netherlands finalize the property transfer without me having a BSN?
Most Dutch notaries can complete property transfers for buyers without a BSN, but the process becomes more complex and time-consuming.
Notaries are legally required to verify buyer identity and comply with anti-money laundering regulations. Without a BSN, they must implement alternative identification procedures, which typically involve additional documentation review and verification steps.
The notarial process involves preparing the purchase agreement, conducting title searches, coordinating with the Kadaster for registration, and facilitating tax payments. Each step becomes more administratively complex without standardized BSN identification.
Some notaries may charge additional fees for the extra administrative work required when handling transactions without BSN documentation. Processing times may extend by several days or weeks compared to standard transactions.
While notaries rarely refuse to work with buyers lacking a BSN, they strongly recommend obtaining an RNI-BSN to streamline the legal process and ensure compliance with all regulatory requirements.
Is a BSN required to open a Dutch bank account for the purpose of paying purchase taxes and fees?
Dutch banks universally require a BSN to open bank accounts, making it extremely difficult for buyers without one to establish local banking relationships.
Major Dutch banks including ING, ABN AMRO, Rabobank, and smaller institutions all mandate BSN documentation for account opening procedures. This applies to all account types, including those specifically intended for property transactions.
Without a Dutch bank account, buyers must rely on international wire transfers to pay purchase-related expenses. Some notaries can facilitate these payments, but this creates additional coordination requirements and potential delays.
Alternative payment methods include using international banking services or arranging payment through the notary's client account system. However, these arrangements are more complex and may involve additional fees.
The inability to open a Dutch bank account also affects post-purchase activities like paying municipal taxes, utilities, and property management fees, creating ongoing challenges for property ownership.
Do I need a BSN to pay the transfer tax when buying property in the Netherlands?
Transfer tax (overdrachtsbelasting) can be paid without a BSN, typically through the notary handling your transaction.
The transfer tax rate is 2% of the property purchase price for most residential properties as of September 2025. First-time buyers under age 35 may qualify for exemptions, though eligibility verification is easier with BSN documentation.
Payment is usually coordinated by your notary, who can accept the tax payment from international sources and forward it to Dutch tax authorities on your behalf. This arrangement eliminates the need for direct interaction with tax authorities.
Without a BSN, you cannot directly access Dutch tax authority online systems or establish direct payment relationships. All tax-related communications and payments must be mediated through your legal representative or notary.
Having an RNI-BSN simplifies tax payment procedures and allows for direct communication with Dutch tax authorities regarding your property transaction and ongoing tax obligations.
If I buy without a BSN, will I face restrictions later when trying to rent out or sell the property?
Property ownership without a BSN does not legally restrict your ability to rent out or sell the property, but creates practical complications.
For rental activities, you may face challenges setting up utilities accounts, obtaining required permits for short-term rentals, and establishing relationships with property management companies that typically require BSN documentation.
Selling the property involves similar notarial processes as purchasing, where lack of a BSN can create administrative delays but does not prevent the transaction. The new buyer's notary will handle most documentation requirements.
Tax implications for rental income or capital gains become more complex without BSN registration, as you cannot directly access Dutch tax systems or claim applicable deductions and credits.
Property maintenance services, insurance providers, and municipal services often request BSN information, making ongoing property management more challenging without proper identification numbers.
It's something we develop in our Netherlands property pack.
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Does having or not having a BSN affect my eligibility for property-related tax deductions or refunds in the Netherlands?
BSN status significantly affects access to Dutch tax benefits, with most property-related deductions available only to BSN holders.
The mortgage interest deduction (hypotheekrenteaftrek), which allows deduction of mortgage interest payments from taxable income, requires BSN registration and Dutch tax residency status. Non-residents without BSN cannot access this substantial tax benefit.
Property tax (onroerendezaakbelasting) payments and other municipal charges may qualify for certain deductions or credits, but claiming these benefits typically requires BSN documentation and interaction with Dutch tax authorities.
Without a BSN, you cannot establish a direct relationship with the Dutch tax authority (Belastingdienst) or access their online systems for filing returns, claiming deductions, or requesting refunds.
Energy efficiency improvements, renovation costs, and other property-related expenses that may qualify for tax credits are generally inaccessible to buyers without BSN registration in the Dutch tax system.
What is the exact process for a foreign buyer to obtain a BSN if they want one, and how long does it usually take?
Foreign buyers can obtain an RNI-BSN (Non-Residents Records Database BSN) through a straightforward process that typically takes one day to complete.
The process requires scheduling an in-person appointment at designated municipalities that handle RNI registrations. You must bring a valid passport, proof of address in your home country, and any relevant documentation related to your Dutch activities.
Eligibility for RNI-BSN includes foreign buyers purchasing property, individuals with Dutch business interests, or those requiring BSN for specific transactions. The registration does not require establishing Dutch residency or obtaining a residence permit.
The appointment typically takes 30-60 minutes, during which officials verify your identity, document your reason for needing a BSN, and process your registration. The BSN is usually issued immediately during your appointment.
Total timeline from appointment scheduling to BSN receipt ranges from one day to two weeks, depending on appointment availability at your chosen municipality. Major cities like Amsterdam and Rotterdam typically have shorter wait times than smaller municipalities.
Can I use a foreign bank account for the payment of the purchase price and related costs, or will the notary require a Dutch account linked to a BSN?
Many Dutch notaries accept international wire transfers from foreign bank accounts, though procedures vary by notarial firm.
Wire transfer arrangements require advance coordination with your notary to establish proper receiving accounts, currency conversion procedures, and timing for fund transfers. Most notaries can facilitate these arrangements even without buyer BSN documentation.
Currency conversion from your home currency to euros typically occurs at your foreign bank's exchange rates, which may be less favorable than Dutch bank rates. Transfer fees and international banking charges can add €500-€2,000 to your transaction costs.
Timing becomes critical when using foreign accounts, as international transfers can take 2-5 business days to complete. Your notary must coordinate transfer timing with closing dates to ensure funds arrive before property transfer completion.
Anti-money laundering compliance requires additional documentation when using foreign accounts, including proof of fund sources, bank statements, and detailed transaction histories. This documentation requirement is more extensive than for domestic Dutch transfers.
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Are there any practical disadvantages if I own property in the Netherlands without a BSN?
Property ownership without a BSN creates significant ongoing challenges in utilities, insurance, and municipal service arrangements.
Utilities companies including Vattenfall, Essent, and Eneco typically require BSN documentation for account setup, making it difficult to establish electricity, gas, water, and internet services in your name. Alternative arrangements through property managers or third parties are possible but more expensive.
Insurance providers for property insurance, liability coverage, and rental property insurance generally request BSN information during application processes. Without BSN, you may face limited insurance options or higher premiums.
Municipal charges for waste collection, sewerage, and local taxes become more complex to manage without BSN registration, often requiring payment through intermediaries or property management companies.
Banking relationships remain challenging, limiting your ability to set up automatic payments for recurring expenses, obtain Dutch credit cards, or establish mortgage relationships for future property acquisitions.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
While foreigners can legally purchase Dutch property without a BSN, the practical challenges make it advisable to obtain an RNI-BSN before beginning your property search.
The combination of limited mortgage access, banking difficulties, and ongoing administrative complications significantly outweigh the minimal effort required to secure proper identification documentation through the RNI system.
Sources
- InvestRopa - Buy Land Netherlands
- Meijsenalink - Home Purchase Eligibility
- Geneo App - Buying House Holland Foreigner Guide
- Knight Frank - Netherlands Property Overview
- Adam Fayed - Netherlands Property Purchase Guide
- Netherlands Worldwide - Non-Residents Records Database
- Kadaster - Rightsholder Privacy Policy
- Mister Mortgage - Expat Mortgage Netherlands
- Hanno - Netherlands Mortgage Guide
- Viisi Expats - Skilled Migrants Mortgage