Do you have a nationality other than Dutch and want to buy a home in the Netherlands? You may be wondering whether you can obtain a Dutch mortgage and how your residence permit affects your options. Do you need to have lived in the Netherlands for a certain period of time?
The good news is that having a foreign nationality does not necessarily prevent you from applying for a mortgage in the Netherlands. We help many expats with buying a home and have experience with different nationalities, residence statuses and income situations.
There are, however, a number of important conditions to consider. In particular, your residence status, purpose of residence, income and the lender's acceptance criteria all play a role.
Having a foreign nationality is usually not a problem
You do not need to have Dutch nationality to buy a home or obtain a mortgage in the Netherlands.
For example, if you are from Germany, France, Spain, Italy, Poland, Belgium or another EU country, your nationality itself is generally not an obstacle.
There are also mortgage options for expats from outside the European Union. In that case, lenders will consider, among other things, your Dutch residence permit and the purpose for which it was issued.
So it is not just about the passport you hold, but about your overall situation.
What is your residence status?
For applicants who do not have Dutch nationality, it is important to look at both their nationality and their residence status. This may include:
nationality of an EU member state, Switzerland, Iceland, Norway or Liechtenstein;
a Dutch permanent residence permit;
an EU long-term resident permit;
a document confirming “Permanent Residence for EU Citizens”; or
a temporary residence permit for a non-temporary purpose of residence.
For example, if you have a residence permit as a highly skilled migrant, obtaining a mortgage may still be possible. Other residence purposes, such as employment, self-employment and certain forms of residence with a family member, may also qualify as non-temporary purposes of residence.
The exact assessment depends on your residence document and the specific conditions of the lender.
What is a non-temporary purpose of residence?
The Dutch Immigration and Naturalisation Service (IND) distinguishes between temporary and non-temporary purposes of residence.
Examples of purposes of residence that are considered non-temporary include:
highly skilled migrant;
employment;
self-employment, including a start-up;
European Blue Card;
scientific research;
EU long-term resident;
permanent residence;
certain forms of residence with a Dutch or EU family member;
certain non-temporary humanitarian residence purposes;
residence under the Withdrawal Agreement for British citizens and their family members.
Do you need to have lived in the Netherlands for a certain period of time?
This is a question we receive frequently from expats.
No, there is no single general rule stating that you must have lived in the Netherlands for one or two years before you can apply for a mortgage.
However, individual lenders may have their own requirements.
One bank may accept an applicant who has only recently moved to the Netherlands, while another lender may require you to have lived in the Netherlands for a minimum period. A lender may also look at the length of your employment, your employment contract and your income history.
So, your time of residence in the Netherlands alone does not determine whether you can obtain a mortgage.
For example, someone who has only lived in the Netherlands for a few months but has a good income and a stable employment contract may still have mortgage options with certain lenders. The same situation may not meet the criteria of another bank.
Which factors are important?
When assessing an expat mortgage application, it is therefore important to look at the complete picture.
Among other things, the following factors are relevant:
1. Your nationality
Your nationality may form part of the assessment, but having a foreign nationality is generally not a problem in itself.
2. Your residence permit
Which residence permit do you have and how long is it valid?
3. Your purpose of residence
If you have a temporary residence permit, it is particularly important to establish which purpose of residence is linked to the permit.
4. Your income
How much do you earn and how stable is your income?
5. Your employment situation
Do you have a permanent contract, a temporary contract or are you self-employed?
6. How long have you lived and worked in the Netherlands?
Different lenders may apply different requirements in this area.
7. The property you want to buy
The value, energy label and other characteristics of the property can also affect the maximum mortgage you can obtain.
Every lender has its own acceptance criteria
This is often one of the most important differences for expats.
There are many mortgage lenders in the Netherlands, and they do not all apply the same acceptance criteria. One bank may accept a particular expat situation, while another lender may not be able to offer a mortgage under the same circumstances.
That is why it is not always wise to simply look for the lowest mortgage interest rate. First, it is important to establish which lenders are willing to accept your specific situation.
We compare the possibilities with more than 25 mortgage lenders. We assess your personal situation against the different acceptance criteria and then look for a mortgage that fits your circumstances.
A temporary residence permit does not automatically mean that a mortgage is impossible
A common misconception is that you cannot obtain a mortgage if you have a temporary residence permit.
That is an oversimplification.
It is important to look at the purpose for which your residence permit was issued. A temporary residence permit can, for example, be linked to a non-temporary purpose of residence, such as being a highly skilled migrant.
In addition, individual lenders may apply additional conditions.
If your residence permit is due to expire soon, you have a temporary purpose of residence or you have a specific or unusual residence status, it is particularly important to establish in advance which lenders are willing to accept your situation.
Can you get a mortgage in the Netherlands as an expat?
In many cases, the answer is yes.
Having a foreign nationality does not necessarily prevent you from obtaining a mortgage, and the fact that you have not lived in the Netherlands for many years does not automatically mean that a mortgage is impossible.
The key question is:
Which lender is the right fit for your personal situation?
That is exactly where we can help as mortgage advisers. We are experienced in guiding expats through the process of buying a home in the Netherlands. We look beyond your nationality and assess your complete financial and personal situation.
We consider factors such as your residence status, purpose of residence, income, employment situation and residential history in the Netherlands, and then compare the options available from different lenders.
Buying a home in the Netherlands as an expat?
Would you like to know how much you could borrow in the Netherlands and whether your residence status meets the requirements of mortgage lenders?
We help expats from A to Z with buying a home and arranging their mortgage. From the initial calculation and mortgage advice to the final financing.
Do you have a specific situation or are you unsure whether your residence permit is suitable for obtaining a mortgage? Feel free to contact us. We will be happy to look at what may be possible in your situation.
