Expat mortgages in the Netherlands: Brokers, NHG, rates
Specialist brokers for expats: how Dutch mortgages work, what they cost, who to call
2026 mortgage landscape for expats
- NHG limit for 2026: approximately €450,000 (check nhg.nl for the current figure)
- Typical fixed-rate mortgages with NHG: 3.6% to 4.0% (10-year), 4.0-4.4% (20-year), 4.2-4.6% (30-year)
- First-time buyers under 35: 0% transfer tax up to €525,000 property value (Startersvrijstelling)
- Specialist English-speaking brokers: Hanno, Expat Mortgages, Mister Mortgage, Viisi, De Hypotheker
Buying a home in the Netherlands as an expat is genuinely accessible, the legal framework treats EU and non-EU residents the same, and several brokers specialise specifically in expat applications. The complication is process: Dutch mortgages involve a notary, a valuation, an employer's intent letter, a structural survey, and an NHG decision, all in parallel. A good broker takes 4 to 8 weeks to deliver an offer letter. This guide explains the process, the realistic 2026 cost picture, and which brokers actually serve expats well.
Before buying, weigh the math against renting. Our renting vs buying guide covers the break-even analysis, and the housing affordability calculator shows what you can borrow. If you are still settling in, see the First 30 days arrival hub first.
Table of contents
How Dutch mortgages work
A Dutch mortgage application takes roughly 4 to 8 weeks from first conversation with a broker to the final offer letter (offerte). The path runs through five players: you, your broker (adviseur), the lender (geldverstrekker), the appraiser (taxateur), and the notary. The broker coordinates the rest. The notary signs both the property transfer and the mortgage deed on the same day at the property closing (sleuteldagen).
Typical mortgage structure in 2026
- Annuity (annuïteitenhypotheek): Most common since 2013, equal monthly payments with interest portion shrinking over time. Required to qualify for hypotheekrenteaftrek (mortgage interest deduction).
- Linear (lineaire hypotheek): Equal principal payments, declining total payment. Higher early payments, lower total interest. Also qualifies for interest deduction.
- Interest-only (aflossingsvrij): Capped at 50% of property value, no principal repayment, no tax deduction on this portion. Often used as a top-up component.
- Fixed-rate periods: 5, 10, 15, 20, or 30 years. Longer fixed = higher rate but more certainty.
Mortgage interest deduction (hypotheekrenteaftrek)
The Netherlands allows mortgage interest deduction on your main residence for up to 30 years on annuity and linear mortgages. The deduction rate in 2026 is capped at the second tax bracket (around 37%), down from the historical top rate. For most expats, this saves €1,500 to €5,000 per year. Combine with the 30% ruling for a meaningful boost. See our tax allowances and benefits guide and the 30% ruling guide.
Specialist mortgage brokers for expats
The brokers below specialise in expats, run English-language operations, and have experience with 30% ruling cases, short Dutch employment history, foreign income proof, and knowledge-migrant residency types. None of these listings are sponsored: information is sourced from each company's public website and is correct at time of writing. Always verify current pricing directly with the broker.
Hanno
Founded: 2018, Amsterdam-based, expat-focused from day one
Service: Fully digital onboarding, English advisors, fixed-fee model
Typical fee: €2,500-€3,250 (verify current)
Best for: Knowledge migrants, first-time buyers, tech and finance employees
Visit hanno.nl for current rates and consultation booking.
Expat Mortgages
Founded: 2009, Amsterdam, one of the longest-running expat-specialist firms
Service: Bilingual advisors, in-person and remote, 40+ lender panel
Typical fee: €3,000-€3,950 (verify current)
Best for: Complex cases: self-employed expats, partner mortgages with mixed nationalities, recent arrivals
Visit expat-mortgages.nl
Mister Mortgage
Founded: 2013, Amsterdam, expat and Dutch market
Service: English and Dutch, fixed-fee, online-first onboarding with video advice calls
Typical fee: €2,750-€3,500 (verify current)
Best for: Digital-native applicants, second-home buyers, refinancing
Visit mistermortgage.nl
Viisi
Founded: 2010, Amsterdam, B-Corp certified, fee-only model
Service: English and Dutch, in-person Amsterdam office, no commission from lenders
Typical fee: €2,995-€3,995 (verify current)
Best for: Ethical-finance-minded clients, transparency on advisor incentives
Visit viisi.nl
De Hypotheker
Founded: 1985, national chain with 150+ branches
Service: Local branches across all major cities, English at most expat-area branches (Amsterdam, Eindhoven, The Hague)
Typical fee: €2,500-€3,500 (verify current)
Best for: Expats outside the Randstad, in-person preference, regional property markets
Visit hypotheker.nl
For a broader broker search and rate comparison, the price-comparison platform Independer aggregates rates across most lenders.
NHG (Nationale Hypotheek Garantie)
NHG is the Dutch government-backed mortgage guarantee. When you buy a home below the NHG limit and pay the one-time premium (0,4% of the loan in 2026), the WEW foundation (a state-backed body) guarantees the lender's loan. In return, you get two important benefits: a noticeably lower interest rate and protection in case of forced sale.
2026 NHG facts
| Item | Value | Verify |
|---|---|---|
| NHG limit 2026 | approximately €450,000 | nhg.nl annually |
| Premium | 0,4% of mortgage amount | nhg.nl |
| Rate discount | 0,4-0,6 percentage points | Varies by lender |
| Energy bonus | Higher limit for energy-efficient homes (label A++ or higher) | nhg.nl |
Always verify the exact current NHG limit on nhg.nl before making an offer. The limit changes each January based on Dutch property prices.
How the 30% ruling boosts your mortgage capacity
The 30% ruling exempts 30% of your gross salary from income tax (dropping to 27% from 1 January 2027 for rulings that started in 2024 or later). For mortgage purposes the impact varies by lender. Conservative banks (ABN AMRO, ING, Rabobank in default scenarios) apply your gross salary to standard loan-to-income tables and ignore the 30% ruling benefit. Some lenders, working through specialist brokers, will apply a higher loan-to-income ratio to recognise your higher net income, which can meaningfully increase your borrowing capacity.
The exact ratio depends on lender criteria and your other obligations. Specialist brokers familiar with the 30% ruling can match you to lenders that offer the most favourable treatment. See the 30% ruling calculator and housing affordability calculator for your case.
30% ruling end-of-term planning
Your 30% ruling expires after 5 years. If your mortgage was sized to your net (after-ruling) income, you may face affordability stress when the ruling ends and your net pay drops by roughly 30%. Most expat brokers stress-test your application against the post-ruling income to avoid this trap.
Total costs (kosten koper) breakdown
"Kosten koper" (k.k.) means buyer pays the closing costs. Typical total: 5-6% of the property price for existing homes. New-build (v.o.n. or "vrij op naam") has 0% transfer tax but includes 21% VAT in the developer price. The breakdown below assumes a €400,000 existing-home purchase.
| Cost item | Typical amount | Notes |
|---|---|---|
| Transfer tax (overdrachtsbelasting) | 2% (€8,000 on €400,000) | 0% for first-time buyers under 35 up to €525,000 |
| Notary fees | €1,500-€2,500 | Property and mortgage deeds |
| Mortgage advice fee | €2,500-€4,000 | Broker, deductible from income tax |
| Property valuation (taxatie) | €500-€800 | Independent appraiser, required by lender |
| Structural survey (bouwtechnische keuring) | €350-€600 | Optional but strongly recommended for older homes |
| NHG premium (if applicable) | 0,4% of mortgage | €1,440 on €360,000 mortgage |
| Estate agent (makelaar), if buyer's agent | €2,000-€5,000 or 1-2% of price | Optional, common in competitive markets |
| Total (€400k example) | €16,000-€24,000 | Approximately 4-6% of price |
Mortgage advice fees and NHG premium are tax-deductible in the year you incur them, which softens the bill. Notary and transfer tax are not deductible.
Documents checklist
Have these documents ready before your first broker meeting. Missing documents typically delay applications by 1 to 3 weeks.
- BSN (Burgerservicenummer) and passport or residence permit
- Three most recent payslips
- Employer's intent statement (werkgeversverklaring) for permanent contracts, signed and stamped
- Six to twelve months of bank statements showing salary deposits and major outgoings
- Annual income statement (jaaropgave) for the previous tax year
- 30% ruling decision letter (if applicable)
- Property purchase agreement (koopovereenkomst), signed by both parties
- Property valuation report (taxatierapport), commissioned by an NRVT-registered appraiser
- Proof of own funds for kosten koper (savings statement covering at least 6% of property price)
- For self-employed: 1-3 years of business accounts, IB60 tax statements
- Marriage or partnership agreement if buying jointly
- Existing mortgage statements if refinancing
Once you have a mortgage offer, you typically have 2 weeks to accept and arrange the property valuation and notary appointment. For the full home-buying timeline see our renting vs buying guide.
Frequently asked questions
Can expats get a mortgage in the Netherlands?
Yes. Expats with a Dutch employment contract, BSN, and at least 6 months of Dutch income history can typically qualify. Knowledge migrants on permanent or temporary contracts are widely accepted by ABN AMRO, ING, Rabobank, and specialist lenders. Recent arrivals without 6 months of payslips usually need a permanent contract or employer guarantee letter. Self-employed expats need 1 to 3 years of accounts.
What is NHG and should expats use it?
NHG (Nationale Hypotheek Garantie) is the Dutch government mortgage guarantee scheme. For 2026 it covers homes up to €450,000 (verify the exact current limit at nhg.nl as it adjusts annually). NHG lowers your interest rate by 0.4 to 0.6 percentage points and protects you against forced sale in case of unemployment or divorce. Costs a one-time premium of 0,4% of the loan. Strongly recommended when buying below the NHG limit.
How does the 30% ruling affect your mortgage capacity?
Under the 30% ruling, 30% of gross salary is tax-free, increasing your net income. Dutch lenders typically apply your gross salary (not the net) to mortgage calculations, but some lenders count the 30% ruling benefit toward a higher borrowing capacity. The effect varies by lender. Note: from 1 January 2027 the tax-free portion will drop to 27% for rulings that started in 2024 or later, which a good broker should factor into your affordability stress test.
What are Dutch mortgage interest rates in 2026?
Mortgage rates in mid-2026 range from approximately 3.4% to 4.6% depending on fixed-rate term, loan-to-value ratio, and NHG coverage. 10-year fixed with NHG typically sits at 3.6-3.9%, 20-year fixed at 3.9-4.3%, 30-year fixed at 4.2-4.6%. Verify current rates via independer.nl, hypotheekrente-overzicht.nl, or your broker. Rates change weekly. ECB policy and inflation drive the underlying movements.
How much does a Dutch mortgage broker cost?
Independent brokers charge a fixed advice fee, typically €2,500 to €4,000 for a complete mortgage application including advice, comparison, paperwork, and notary coordination. Bank-tied advisors (ABN AMRO, ING, Rabobank) sometimes offer 'free' advice but are limited to their own products. Specialist expat brokers like Hanno, Expat Mortgages, Mister Mortgage, and Viisi charge in the €2,500-€4,000 range with full English service.
What documents do you need to apply for a Dutch mortgage as an expat?
Standard documents: BSN, passport or residence permit, 3 most recent payslips, employer's intent statement (werkgeversverklaring) for permanent contracts, 6 to 12 months of bank statements showing salary deposits, the property purchase agreement (koopovereenkomst), property valuation report (taxatierapport), and proof of own funds for kosten koper (buyer costs, typically 6% of property price). The 30% ruling decision letter helps if applicable.
Should I use a bank advisor or independent broker for a Dutch mortgage?
Independent brokers compare 20 to 40 lenders, including specialist non-bank providers (Munt, Tulp, Hypotrust) that often have better rates than mainstream banks. Bank-tied advisors only offer their own products. For expats, independent brokers also have experience with 30% ruling, foreign income proof, and short employment history scenarios. The €2,500-€4,000 broker fee usually pays for itself within the first year through a better rate.
Can I buy a house in the Netherlands without permanent residency?
Yes. There is no requirement to be a permanent resident or Dutch citizen to buy property. EU/EEA citizens, knowledge migrants, family-permit holders, and other legal residents can all buy. Some lenders require a permanent contract or a minimum visa duration (often 5 years remaining on a residence permit). A good broker will identify which lender best matches your residency status.
What is the kosten koper (buyer costs) in the Netherlands?
Kosten koper typically totals around 5 to 6% of the property price for existing homes. Components: 2% transfer tax (overdrachtsbelasting), notary fees (€1,500-€2,500), mortgage advice fees (€2,500-€4,000), property valuation (€500-€800), structural survey (€350-€600), NHG premium (0,4% of mortgage if applicable). New-build (nieuwbouw) homes have 0% transfer tax but include 21% VAT in the developer price. First-time buyers under 35 get 0% transfer tax up to €525,000.
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