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Non-residents can apply for mortgages in the Netherlands, but face significantly more restrictions and higher requirements than Dutch residents.
Most major Dutch banks require either Dutch residency or a valid long-term residence permit, making mortgage approval extremely challenging for those living fully abroad. Only a select few lenders consider applications from overseas buyers, typically requiring down payments of 15-30% and offering higher interest rates.If you want to go deeper, you can check our pack of documents related to the real estate market in the Netherlands, based on reliable facts and data, not opinions or rumors.
Non-residents face significant barriers when applying for Dutch mortgages, with most banks requiring local residency or long-term permits.
The few banks that do lend to non-residents typically demand higher down payments (15-30%) and charge premium interest rates compared to residents.
| Category | Requirements for Non-Residents | Comparison to Residents |
|---|---|---|
| Down Payment | 15-30% minimum | 0-10% typically |
| Interest Rates | Higher rates with risk margins | Standard market rates |
| LTV Ratio | 70-90% maximum | Up to 100% |
| Income Requirements | Must be stable, often EUR preferred | Dutch employment preferred |
| Approval Time | 4-12 weeks | 2-6 weeks typically |
| Available Banks | Very limited options | All major Dutch banks |
| Buy-to-Let Options | Extremely limited | More options available |
Can non-residents legally apply for a mortgage in the Netherlands?
Non-residents can legally apply for a mortgage in the Netherlands, but only under very specific circumstances.
Most Dutch banks require applicants to have either Dutch residency or at least a BSN (citizen service number) along with evidence of living or working in the country. This creates significant barriers for those living fully abroad.
The reality is that pure non-residents—those who neither live nor work in the Netherlands—face extremely limited options. Only a handful of specialized lenders or private banks will consider such applications, and approval rates are considerably lower.
As of September 2025, the Dutch mortgage market remains primarily focused on residents and expats with established local ties rather than overseas investors.
Which types of residence permits or visas are required to qualify for a mortgage?
EU/EEA and Swiss citizens need only a BSN (citizen service number) to apply for a Dutch mortgage, without requiring a residence permit.
Non-EU applicants must hold a valid Dutch residence permit, typically of a non-temporary nature. Acceptable permits include those for highly skilled migrants, family reunification, or permanent residence status.
Temporary permits such as student visas, tourist visas, or short-term work permits generally do not qualify for mortgage approval. Some banks also require a minimum residency period in the Netherlands, ranging from 6 to 12 months before considering an application.
The stricter the residence status, the more limited the mortgage options become, with banks viewing temporary permits as higher risk.
Do Dutch banks lend to foreigners who do not live or work in the Netherlands?
The vast majority of Dutch banks do not lend to foreigners who neither live nor work in the Netherlands.
Major banks like ABN AMRO, ING, and Rabobank primarily serve residents and expats with local employment or business ties. ABN AMRO stands out as the most flexible among major lenders, particularly for highly skilled migrants working in the country.
Fully non-resident overseas applicants find mortgage approval extremely rare through traditional Dutch banks. These buyers typically need to work with specialized international lenders, private banks, or brokers who focus specifically on cross-border financing.
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The lending landscape strongly favors those with demonstrable connections to the Dutch economy and society.
What is the minimum down payment required for non-residents when buying a property?
Non-residents typically face significantly higher down payment requirements compared to Dutch residents.
| Buyer Type | Minimum Down Payment | Maximum LTV Ratio |
|---|---|---|
| Dutch Residents | 0-10% | Up to 100% |
| EU Residents with BSN | 5-15% | 85-95% |
| Non-EU with Permits | 10-20% | 80-90% |
| Non-Residents | 15-30% | 70-85% |
| Overseas Investors | 25-40% | 60-75% |
| Buy-to-Let Non-Residents | 30-50% | 50-70% |
| Self-Employed Non-Residents | 20-35% | 65-80% |
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Are interest rates for non-residents different from those offered to Dutch residents?
Interest rates for non-residents are consistently higher than those offered to Dutch residents.
Banks typically add risk margins ranging from 0.5% to 2.0% above standard residential mortgage rates for non-resident borrowers. Currency risk add-ons may also apply if the borrower's income is in a foreign currency.
As of September 2025, while Dutch residents might secure mortgage rates around 3.5-4.5%, non-residents often face rates of 4.0-6.5% depending on their specific circumstances and the lending institution.
The premium reflects the bank's assessment of higher default risk associated with borrowers who lack strong ties to the Dutch market and economy.
Do banks in the Netherlands require proof of income to be in euros or is foreign income accepted?
Dutch banks strongly prefer proof of income in euros from Dutch employment, but some will accept foreign income with restrictions.
Banks that accept foreign income often count only 90% of its value when assessing affordability, particularly for non-EU/EEA currencies. This discount accounts for exchange rate volatility and transfer risks.
Required documentation includes recent payslips, employment contracts, and 2-3 years of tax returns for self-employed applicants. Official translations may be required for documents in non-Dutch languages.
Income stability becomes crucial—banks prefer borrowers with at least 2-3 years of consistent employment history in their current role or business.
Which Dutch banks or lenders are most open to providing mortgages to non-residents?
ABN AMRO leads among major Dutch banks for non-resident mortgage applications, particularly for expats and skilled migrants.
1. **ABN AMRO** - Most flexible major bank, especially for expats with international income streams 2. **ING** - Provides expat services but requires local living/working arrangements 3. **Mister Mortgage** - Specialized broker focusing on international buyers and complex cases 4. **Expat Mortgages** - Dedicated to serving non-resident and expat clients 5. **De Financiële Alliantie** - Independent advisor with non-resident expertise 6. **Viisi Expats** - Specialized mortgage advisor for international buyers 7. **International wealth management banks** - For high-net-worth individuals 8. **Private banking divisions** - Of major banks for substantial depositsWorking with specialized brokers often proves more effective than approaching banks directly, as they understand the specific requirements and have established relationships with lenders willing to consider non-resident applications.
What documentation do non-residents need to provide to get mortgage approval?
Non-residents must provide extensive documentation compared to Dutch residents, with additional verification requirements.
Essential documents include a valid passport, Dutch residence permit (for non-EU/EEA/Swiss applicants), BSN if residing in the Netherlands, and comprehensive income evidence spanning 2-3 years.
Financial documentation must demonstrate stable income through recent payslips, employment contracts, tax returns, and bank statements showing assets and savings. Property-related documents include the purchase contract and professional valuation.
It's something we develop in our Netherlands property pack.
Additional requirements may include debt overviews, official translations of foreign documents, and proof of funds' source for the down payment.
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.
Is there a maximum loan-to-value (LTV) ratio that applies specifically to non-residents?
Non-residents face lower maximum LTV ratios compared to Dutch residents, typically ranging from 70-90%.
While Dutch residents can potentially secure financing up to 100% of the property value, non-residents are usually limited to 70-85% LTV for primary residences and even lower for investment properties.
The exact LTV depends on factors including residency status, income stability, property type, and the specific lender's risk assessment. EU citizens with BSN numbers generally receive more favorable LTV ratios than non-EU applicants.
Buy-to-let purchases face the strictest LTV limits, often capped at 50-70% for non-resident investors, requiring substantial cash investments.
Do non-residents pay additional fees, taxes, or notary costs compared to residents?
Non-residents do not pay different property purchase taxes compared to residents, with standard buyer costs remaining around 5-6% of the purchase price.
However, banks may charge higher risk fees, and additional costs arise from document translation and legalization requirements. International money transfers and currency conversion fees also add to the total expense.
Mortgage interest rates include built-in risk premiums that effectively increase the total financing cost over the loan term. Specialized legal advice and broker fees for non-resident transactions typically exceed those for standard domestic purchases.
The standard Dutch transfer tax and notary fees apply equally to all buyers regardless of residency status, ensuring no discriminatory taxation.
Are there restrictions on the type of property that non-residents can finance?
Non-residents face severe restrictions on buy-to-let mortgage financing, with most banks only considering personal residence purchases.
Investment property mortgages for non-residents are extremely limited and typically require specialized lenders or significantly higher down payments of 30-50%. Most traditional Dutch banks avoid buy-to-let financing for overseas buyers entirely.
Personal use properties receive more favorable consideration, though options remain limited compared to resident buyers. Commercial real estate financing for non-residents is virtually non-existent through standard mortgage channels.
It's something we develop in our Netherlands property pack.
The few lenders willing to finance non-resident investment properties often require substantial additional guarantees and higher interest rate premiums.
How long does the mortgage approval process usually take for a non-resident buyer in the Netherlands?
The mortgage approval process for non-residents typically takes 4-12 weeks, significantly longer than the 2-6 weeks common for Dutch residents.
Extended timelines result from additional documentation verification, translation requirements, and enhanced due diligence procedures that banks must complete for overseas applicants.
Complex cases involving foreign income sources, multiple jurisdictions, or specialized property types can extend the process to 12-16 weeks or longer.
Early preparation and working with experienced brokers specializing in non-resident mortgages can help minimize delays and improve approval chances in this challenging market segment.
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.
The Netherlands mortgage market for non-residents remains highly restrictive, with only specialized lenders willing to consider overseas applications.
Success requires substantial down payments, higher interest rates, and extensive documentation, making professional guidance essential for potential buyers.
Sources
- Financial Consultancy Holland - Non-Resident Mortgages
- Mister Mortgage - Expat Mortgages Guide
- Global Property Guide - Netherlands Buying Guide
- Financial Consultancy Holland - Expat Requirements 2025
- OHAO - Mortgage Application Guide
- Viisi Expats - Residence Permit Requirements
- Expat Mortgage Platform - Dutch Mortgage Guide
- Expatica - Dutch Mortgages Guide
- ABN AMRO - Expat Mortgages
- De Financiële Alliantie - Expat Mortgage Netherlands