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, US citizens can legally buy residential property in The Netherlands in 2026, and this guide explains exactly how the process works, what taxes you will pay, and how to navigate mortgages as an American buyer.
We constantly update this blog post to reflect the latest regulations, tax rates, and market conditions for American property buyers 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 a US citizen legally buy residential property in The Netherlands right now?
Can I buy a home in The Netherlands as a US citizen in 2026?
As of early 2026, there is no Dutch law that prevents US citizens from buying a residential property such as an apartment, townhouse, or detached house in The Netherlands.
The standard buying process involves making an offer, signing a purchase agreement, then completing the transfer through a civil-law notary who registers your ownership with the Kadaster (the Dutch land registry).
What you will experience as a foreign buyer is stricter identity verification and anti-money laundering checks, which means more paperwork and "source of funds" questions from banks and notaries, but this is a compliance process rather than a ban on foreign ownership.
By the way, we've written a blog article detailing all the foreigner rights regarding properties in the Netherlands.
Are there many Americans buying property and living in The Netherlands in 2026?
As of early 2026, approximately 78,700 American nationals are living in The Netherlands according to the latest CBS (Statistics Netherlands) population data from January 2025.
American expats in The Netherlands tend to concentrate in Amsterdam, Haarlem, The Hague, Utrecht, and the surrounding commuter towns where international schools and English-speaking communities are well established.
The top three reasons Americans choose to buy property and relocate to The Netherlands include career opportunities at multinational companies, quality of life factors like healthcare and public transit, and the country's central European location for travel.
The American expat community in The Netherlands has been growing steadily, with Dutch media reporting increased arrivals in recent years driven by remote work flexibility and corporate relocations.
Do foreigners have the same buying rights as locals in The Netherlands?
In The Netherlands, foreign buyers including US citizens have the same property ownership rights as Dutch citizens once they complete a purchase, with no special restrictions or additional taxes applied specifically to Americans compared to other non-EU foreigners.
There are no property types or locations in The Netherlands that are legally off-limits to foreign buyers, though practical differences appear in mortgage financing (banks may require larger down payments from non-residents) and in tax treatment depending on whether you use the home as your main residence or as an investment.
We cover all these things in length in our pack about the property market in The Netherlands.
Can I buy property in The Netherlands without a residence permit?
In The Netherlands, you can legally purchase a residential property without holding a Dutch residence permit, as property ownership and immigration status are handled separately under Dutch law.
The buying process for non-residents works the same way: you make an offer, sign the purchase agreement, and the civil-law notary handles the transfer and registration with the Kadaster, though you may need to arrange power of attorney if you cannot attend the signing in person.
Buying a home in The Netherlands does not grant you any visa or residency rights, so if you plan to live in the country, you still need to qualify through a separate immigration route such as work, family reunification, or self-employment.
The main practical challenge for non-resident buyers is the extensive source-of-funds documentation required by notaries and banks, especially when transferring money from multiple countries, which can add weeks to the process.
Can US citizens own land in The Netherlands?
US citizens can legally own land outright in The Netherlands, as there are no nationality-based restrictions on land ownership for Americans or other foreigners.
The key distinction in Dutch property is between freehold (volle eigendom), where you own both the building and the land, and leasehold (erfpacht), where you own the building but pay ground rent to a municipality or other landowner, with leasehold being especially common in Amsterdam.
There are no geographic zones or land categories in The Netherlands where foreign ownership is prohibited, but buyers should carefully check whether a specific property is freehold or leasehold, as leasehold terms and costs vary significantly by municipality and contract.
Please note that we have a dedicated blog article about the land buying process in the Netherlands here.
What documents will I need to buy in The Netherlands?
To purchase property in The Netherlands, a US citizen typically needs a valid passport, proof of address (your home country address works), marital status documentation if applicable, and extensive proof of funds including bank statements showing the source of your money.
A Dutch tax identification number (BSN) is not strictly required to complete the purchase itself, but you will need one for practical matters like setting up utilities, paying municipal taxes, and accessing government portals after you buy.
While not legally mandatory in all cases, having a Dutch bank account is practically necessary for most purchases because mortgage payments, direct debits, and notary settlements typically require a local account.
Banks and notaries in The Netherlands require detailed proof of funds documentation showing exactly where your purchase money comes from, which is the number one surprise for foreign buyers who are used to less scrutiny in their home countries.
We have a whole section dedicated to all the documents you need in our The Netherlands property pack.
Can a foreign-owned company buy property in The Netherlands?
A foreign-owned company, whether Dutch-registered or foreign, can legally purchase residential property in The Netherlands, though this structure is typically used by investors rather than individual homebuyers.
Americans do sometimes use corporate structures similar to LLCs to hold Dutch property, but for an owner-occupied home this is usually unnecessary and can create complications, with the Dutch BV (private limited company) being the most common entity type when corporate ownership is chosen.
Owning property through a company structure in The Netherlands often does not lower taxes and can actually increase them, because corporate-held residential property typically faces the higher 8% transfer tax rate instead of the 2% rate for personal main residences.
The main drawback of company ownership for residential property in The Netherlands is the added complexity: more difficult financing, higher ongoing administration costs, and for Americans specifically, potential US tax reporting headaches since entity ownership can turn your property into a reportable foreign financial asset.
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What taxes and fees will I pay in The Netherlands in 2026?
What are buyer taxes in The Netherlands in 2026?
As of early 2026, the main buyer tax in The Netherlands is transfer tax (overdrachtsbelasting), which is 2% of the purchase price if you will live in the home as your main residence, or 8% if you are buying a second home or investment property, meaning a 500,000 euro home (approximately $520,000 or 480,000 euro equivalent) would cost you 10,000 euros in transfer tax for a main residence or 40,000 euros for an investment.
The transfer tax is the only major buyer tax, though there is also a 0% exemption available for first-time buyers under 35 who meet specific conditions, which is often not applicable to foreign buyers who already own property elsewhere.
Tax rates in The Netherlands do not differ based on whether you are a foreigner or a local citizen, but they do differ significantly based on how you intend to use the property, with the 2% vs 8% distinction being the most important factor for your purchase budget.
If you want to go into more details, we also have a page detailing all the property taxes and fees in the Netherlands.
What are other closing costs in The Netherlands in 2026?
As of early 2026, total closing costs excluding transfer tax typically range from 1% to 2% of the purchase price in The Netherlands, meaning for a 500,000 euro home (approximately $520,000 or 480,000 euro equivalent) you should budget roughly 4,000 to 9,000 euros (approximately $4,200 to $9,400 or 3,800 to 8,600 euros equivalent) for notary fees, valuation, and mortgage-related costs.
The main closing cost categories include notary fees for the transfer and mortgage deeds (typically 1,000 to 2,000 euros / $1,050 to $2,100), a mandatory property valuation (400 to 700 euros / $420 to $730), mortgage advice and arrangement fees (1,500 to 3,000 euros / $1,570 to $3,140), and optionally a buyer's agent fee (often around 1% of the purchase price).
The buyer's agent fee is fully negotiable and optional in The Netherlands, though many foreigners find the guidance valuable in competitive markets, while notary fees have some room for comparison shopping between firms.
The closing cost that tends to surprise foreign buyers the most in The Netherlands is the mandatory property valuation required by lenders, which must be conducted by an independent appraiser even if you are paying cash, and cannot be waived.
Are there hidden fees foreigners miss in The Netherlands right now?
Foreign buyers in The Netherlands commonly overlook fees totaling 2,000 to 5,000 euros (approximately $2,100 to $5,200 or 1,900 to 4,800 euro equivalent) beyond standard closing costs, including translation fees, document legalization, and extra compliance charges.
The top three hidden fees that foreign buyers most often fail to budget for are: document translation and apostille costs if your marital status paperwork needs certification (500 to 1,500 euros / $520 to $1,570), extra bank and notary compliance fees for international fund transfers (200 to 800 euros / $210 to $840), and erfpacht (leasehold) ground rent or buyout costs in cities like Amsterdam that can add thousands to your annual housing expenses.
After purchase, foreign property owners in The Netherlands often underestimate the annual municipal property tax called OZB, which typically runs 200 to 600 euros ($210 to $630) per year depending on your municipality and property value, plus the eigenwoningforfait (imputed rent tax) that affects your Dutch income tax if you become a resident.
Getting surprised by hidden fees is one of the pitfalls people face when buying real estate 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.
Can I get a mortgage as a US citizen in The Netherlands in 2026?
Do banks lend to US citizens in The Netherlands in 2026?
As of early 2026, many Dutch banks do lend to US citizens, especially if you have stable income, clear documentation, and a strong financial profile, with major lenders like ABN AMRO, ING, and Rabobank actively serving expat borrowers.
US citizens typically receive similar treatment to other non-EU foreign nationals when applying for mortgages in The Netherlands, though Americans may face slightly more scrutiny due to the compliance burden that US tax reporting creates for international banks.
The main reason some banks in The Netherlands are hesitant to lend to American borrowers specifically is FATCA (Foreign Account Tax Compliance Act), which requires foreign banks to report American account holders to the IRS, creating extra administrative work and liability concerns.
While exact approval rates are not published, US citizens with stable Dutch or EU-based employment, good documentation, and sufficient income typically have a strong chance of mortgage approval, whereas those relying solely on US-based income may find fewer lenders willing to work with them.
There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in The Netherlands.
What down payment do American people need in The Netherlands in 2026?
As of early 2026, the Netherlands allows up to 100% loan-to-value mortgages, meaning in theory you could buy with 0% down payment, but for a typical 500,000 euro home (approximately $520,000 or 480,000 euro equivalent) you still need cash for closing costs, which means at least 15,000 to 25,000 euros ($15,700 to $26,100) in available funds even with maximum financing.
The typical down payment range for foreign buyers in The Netherlands spans from 0% for those with strong Dutch employment and documentation to 10% to 20% for non-residents or those with US-based income, as banks often reduce their maximum lending for profiles they consider higher risk.
A larger down payment in The Netherlands generally does improve your mortgage terms, potentially lowering your interest rate by 0.1% to 0.3% for every 10% additional equity, and makes approval more likely if your income documentation is complex.
You can also read our latest update about mortgage and interest rates in The Netherlands.
What interest rates do US citizens get in The Netherlands in 2026?
As of early 2026, typical mortgage interest rates in The Netherlands for a 10-year fixed rate range from approximately 3.6% to 4.8%, depending on your loan-to-value ratio, the property's energy label, and whether you qualify for the national mortgage guarantee (NHG).
Interest rates for foreign buyers in The Netherlands are generally the same as those offered to Dutch residents, since rates are determined by loan characteristics rather than nationality, though non-residents may qualify for fewer discounts if they cannot meet certain criteria like NHG eligibility.
Both fixed-rate and variable-rate mortgages are available in The Netherlands, but fixed-rate mortgages are far more popular, with 10-year, 15-year, and 20-year fixed periods being the most common choices for foreign buyers who want payment predictability.
The single factor with the biggest impact on the interest rate a US citizen will be offered in The Netherlands is the loan-to-value ratio, with rates dropping noticeably when you borrow less than 90% or 80% of the property value.
Can I use US income to qualify in The Netherlands right now?
Many Dutch lenders do accept US-sourced income for mortgage qualification, though the level of acceptance varies by bank and depends heavily on whether your income is from employment, self-employment, or investments, with stable W-2 salary income being the easiest to verify.
Banks in The Netherlands typically require US income applicants to provide two to three years of federal tax returns, recent pay stubs, an employer verification letter, and sometimes additional documentation like bank statements showing regular salary deposits.
If standard US documentation is insufficient, some Dutch lenders accept alternative verification methods such as CPA-prepared income summaries, letters from your employer's HR department on company letterhead, or audited financial statements for self-employed applicants.
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How do US taxes interact with owning property in The Netherlands?
Do I have to declare the property to the IRS from The Netherlands?
Owning foreign real estate directly as a US citizen does not require you to report the property itself as an asset on IRS Form 8938, since the IRS explicitly states that foreign real estate held in your own name is not a "specified foreign financial asset" for FATCA purposes.
However, you may still have US tax obligations related to your Dutch property, including reporting rental income on your regular tax return if you rent it out, reporting capital gains when you sell, and potentially filing FBAR (FinCEN Form 114) if your Dutch bank accounts exceed $10,000 in aggregate value at any point during the year.
Simply owning property in The Netherlands does not trigger IRS reporting by itself, but any income you generate from the property (rent, sale proceeds) must be reported on your US tax return, and the Dutch bank accounts you use for the purchase and mortgage payments may independently trigger FBAR filing requirements.
Will I pay tax twice in the US and The Netherlands in 2026?
As of early 2026, US citizens owning property in The Netherlands can generally reduce or eliminate double taxation through treaty protections and the US foreign tax credit system, though the exact outcome depends on your residency status, the type of income, and whether the property is owner-occupied or rented.
The United States and The Netherlands have a bilateral income tax treaty that covers income from real property, providing a framework to prevent the same income from being fully taxed in both countries, with the IRS publishing a detailed technical explanation of how the treaty applies in practice.
The Foreign Tax Credit allows you to offset income taxes paid to The Netherlands against your US tax liability on the same income, so if you pay Dutch tax on rental income, you can generally claim a credit for that amount on your US return rather than paying tax twice.
Whether Dutch property taxes like OZB are deductible on US federal tax returns is a nuanced question that depends on your personal tax situation and recent US tax law changes, so this is best discussed with a CPA familiar with both US and Dutch taxation rather than assumed.
Do I need FATCA reporting when buying in The Netherlands?
FATCA reporting focuses on foreign financial accounts and certain foreign entities rather than on the physical property itself, so buying a home in The Netherlands does not directly trigger FATCA reporting, but the Dutch bank accounts you open for the purchase process may.
The specific FATCA threshold that triggers Form 8938 reporting is $50,000 in foreign financial assets at year-end (or $75,000 at any point during the year) for US taxpayers filing single, with higher thresholds for those living abroad, but remember that foreign real estate held directly does not count toward this threshold.
FBAR (FinCEN Form 114) and FATCA Form 8938 are related but separate requirements: FBAR has a lower $10,000 threshold and covers all foreign financial accounts, while Form 8938 has higher thresholds and includes a broader range of foreign financial assets but specifically excludes directly-held real estate.
Consulting a US CPA before buying property in The Netherlands is strongly recommended, particularly if you plan to rent the property, use any corporate structure, or will become Dutch tax resident, with key questions including how to structure the purchase, what ongoing reporting will be required, and how to coordinate US and Dutch tax filings.
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.
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 |
|---|---|---|
| Dutch Tax Administration (Belastingdienst) | It's the official source for Dutch property tax rules and rates. | We used it to confirm the 2026 transfer tax rates (2%, 8%, and the starter exemption). We used it to explain how property use affects tax classification. |
| Business.gov.nl | It's a Dutch government portal that summarizes legal steps in plain language. | We used it to describe how a civil-law notary registers ownership with Kadaster. We used it to anchor the explanation of how property transfers work legally. |
| Statistics Netherlands (CBS) | CBS is the Netherlands' official national statistics agency. | We used it to find the number of American nationals living in The Netherlands. We used it to provide context on the American expat community size. |
| De Nederlandsche Bank (DNB) | DNB is the Dutch central bank with authoritative rate data. | We used it to anchor our discussion of the early 2026 mortgage rate environment. We used it to triangulate individual bank rate sheets against national trends. |
| ABN AMRO | It's a major Dutch bank with clear buyer cost guidance. | We used it to structure the closing cost checklist for buyers. We used it to verify typical fee categories like notary, valuation, and advice fees. |
| ING | It's a primary-source rate page from a top Dutch lender. | We used it to cross-check mortgage rates and confirm rate bands in early 2026. We used it alongside ABN AMRO to provide a realistic rate range. |
| IRS (Form 8938 Guidance) | It's the IRS's official clarification on FATCA reporting. | We used it to clarify that directly-held foreign real estate is not a Form 8938 asset. We used it to warn about how entity ownership changes reporting. |
| IRS (FBAR Guidance) | It's the official IRS page explaining foreign account reporting. | We used it to explain when Dutch bank accounts trigger FBAR filing. We used it to give the key $10,000 threshold in plain terms. |
| IRS (Netherlands Treaty) | It's the IRS's official documentation on the US-Netherlands tax treaty. | We used it to confirm treaty coverage for real property income. We used it to keep the double taxation discussion accurate. |
| De Hypotheker | It's a leading Dutch mortgage comparison and advice platform. | We used it to explain that 100% loan-to-value mortgages are possible in The Netherlands. We used it to set realistic down payment expectations for foreigners. |
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