How to Get Real Estate Financing in the Netherlands: A Complete Guide to Borrowing Safely

Published on April 27, 2026 and written by Cyril Jarnias

Buying a home in the Netherlands is attracting more and more residents and expats. The market remains tight, rents are high, but access to credit is relatively favorable compared to other European countries. However, the Dutch system is technical, highly standardized, and full of acronyms (NHG, LTV, Nibud, BSN, etc.). To succeed in your project, it’s best to understand how banks think, what conditions you need to meet, and how to optimize your rate.

A stabilized but demanding rate environment

Since the rate spike after 2021, the Dutch market has entered a calmer phase. Borrowers are no longer rushing to “lock in” historic lows: the challenge now is to compare offers carefully.

The most recent data shows that mortgage rates in the Netherlands currently range roughly between 3.5% and 4.5% depending on the fixed-rate period and risk profile. Short-term variable loans (1 to 5 years) are around 3.1% – 3.6%, while long-term fixed rates for 20 or 30 years range more between 3.7% and 4.7%.

Economists at the major Dutch banks (ABN AMRO, ING, Rabobank) do not foresee any sharp movements in the short term. The European Central Bank maintains a deposit rate of around 2%, and projections for 2026 suggest at best a slight decline in mortgage rates, on the order of 0.3 to 0.5 percentage points. In other words, 2026 is shaping up to be a fairly stable environment: there is no rush to jump in, but a real interest in negotiating every detail of your loan.

Basic conditions for borrowing in the Netherlands

Even before discussing the amount or rate, lenders check whether you tick a number of administrative and professional boxes. There is no “special expat loan”: the products are the same as for the Dutch, but foreign applications are scrutinized more closely.

Residence, registration, and residence permit

For the vast majority of banks, you need to: comply with applicable regulations, guarantee transaction security, and offer products tailored to customer needs.

– actually live in the Netherlands;

– be registered in a Dutch municipality;

– have a BSN (Burger Service Nummer), the citizen service number essential for any tax or banking procedure.

Non-EU/EEA nationals must additionally hold a valid residence permit that authorizes work. Temporary permits such as student or tourist visas are almost systematically excluded. Conversely, permits for “non-temporary purpose” (for example, highly skilled migrant) broadly open access to credit.

Employment contract, status, and income

The Dutch system places great emphasis on income stability. The simplest situation is that of an employee with a permanent contract based in the Netherlands, paid in euros. This profile most easily obtains financing, with favorable debt ratios.

With a temporary contract, a loan is still possible provided you obtain a declaration of intent from the employer. This document indicates that the position is intended to become permanent at the end of the current contract. PhD students or researchers can rely on a similar mechanism through their university.

Without a job, access to credit is almost impossible, unless you have very substantial assets and specific asset-based solutions.

Residents, non‑residents, and expats

The basic rules are the same for Dutch nationals and EU/EEA citizens. However, in practice, foreigners must provide more supporting documents (contracts, translations, savings proof, etc.) and often face additional risk margins.

Non‑residents – those who neither live nor work in the Netherlands – face significantly stricter constraints:

– down payments required between 15% and 30% minimum, or even 30–50% for rental investment;

– financing caps limited to 70–85% of the property value;

– longer processing times (often 8 to 12 weeks);

– interest rates increased by 0.5 to 2 percentage points compared to residents.

In this segment, a few banks like ABN AMRO are known to be more open toward highly skilled expats, but the key remains demonstrating an economic tie to the country (local contract, income in euros, BSN, etc.).

How much can you borrow? The logic of borrowing capacity

In the Netherlands, borrowing capacity rests on two pillars: your income and the market value of the home.

The loan-to-value (LTV) ratio and the 100% rule

As a general rule, the law allows you to finance up to 100% of the market value of the house or apartment. This ceiling applies to primary residences of residents. The value used is the one from the independent appraisal (taxatie), not necessarily the negotiated price.

This 100% limit does not include purchase costs. Those – notary, transfer tax, appraisal, mortgage advice, etc. – must be covered by your own funds, a family gift, or an intra-family loan. They typically represent 3% to 6% of the purchase price.

Income multiplier and existing debts

Institutions also reason by multiplying the gross annual income. A household can often borrow 4 to 5 times its total gross income, subject to the rate level. A 1-point rate increase mechanically reduces the maximum amount, since the monthly payment rises.

With equal income, existing debt weighs heavily. Banks include in their calculations:

– personal loans;

– car loans;

– lines of credit;

– student loans (including foreign ones, treated like the DUO system equivalent);

– car leasing, alimony, etc.

Value of online simulation and the role of the notional rate

Many players (banks, brokers like Viisi, Hanno, De Financiële Alliantie, De Hypotheker…) offer online simulators giving an initial estimate of your borrowing capacity. These calculations use a standard assumption of a 30-year annuity loan, often with a 10-year fixed rate.

When you choose a fixed period shorter than 10 years, regulators sometimes require using a higher notional rate (for example, around 5% set by the AFM) in the solvency calculations, to prevent a low short-term rate from artificially inflating your capacity. Result: borrowing with a 5-year fixed may let you pay less at the start, but limit the amount granted.

The main families of Dutch mortgages

Even if the vocabulary changes, the main structures remain fairly classic. What really distinguishes the Dutch system is the close link between the type of loan and tax deductibility.

Annuity and linear loans: the core of the system

To benefit from the mortgage interest deduction (hypotheekrenteaftrek) on a primary residence, the loan must, since 2013, be amortized over a maximum of 30 years according to a structure:

– annuity (annuïteitenhypotheek): the gross monthly payment remains constant over the loan term. At the beginning, the interest portion is high and the principal portion low; over time, this ratio reverses. This is the formula chosen by most first-time buyers, as it provides perfect visibility on the monthly budget.

These two types qualify for the tax deduction, provided they respect a maximum term of 30 years.

Interest-only and older structures

Interest-only loans (aflossingsvrij), where you only repay the interest and the principal is due at the end, still exist but no longer qualify, for new applications, for deductibility. They remain common in older portfolios, often combined with insurance or savings contracts, benefiting from a transitional regime if taken out before 2013.

Buy-to-let mortgages and investment property

It is not permitted to rent out a home financed by a standard residential loan. For rental purposes, you need a specific buy‑to‑let mortgage: higher interest rates, down payments of 30 to 50%, no tax deduction, strict conditions on rents and property qualification.

These financings are heavily regulated, even more so for non-residents. Most traditional large banks avoid this segment for foreign buyers, leaving room for a small number of specialized lenders.

The National Mortgage Guarantee (NHG): lowering your rate and securing your project

The Nationale Hypotheek Garantie (NHG) is a central feature of the Dutch landscape. It is a public guarantee, managed by the Stichting Waarborgfonds Eigen Woningen (WEW) foundation, which protects both the bank and the borrower in case of hardship (job loss, disability, divorce, partner’s death…).

NHG caps and cost in 2026

For 2026, NHG applies to financings where the total amount does not exceed €470,000 for a primary residence. This amount does not correspond to the gross purchase price, but to all financing costs covered by the loan (acquisition and any eligible renovations).

When the loan includes a portion dedicated to energy-saving measures, the cap is raised to €498,200, i.e., 106% of the market value, with the excess over 100% to be strictly allocated to those works.

A few concrete examples illustrate its initial burden:

Why NHG lowers the rate

By providing a last-resort insurance to the bank in case of default, NHG reduces credit risk. In return, lenders offer a significant rate discount compared to a standard loan, often around 0.3 to 0.6 percentage points.

Over the life of a loan, this difference represents substantial amounts. On a loan of €350,000, for example, a 0.4% difference can generate more than €14,000 in interest savings over 30 years. Other simulations mention over €25,000 in gross savings on €450,000 for similar spreads.

A true safety net

Beyond the rate, NHG acts as a social airbag. If an event beyond your control prevents you from paying your monthly installments and leads to a forced sale of the property, the guarantee can, under conditions, wipe out the remaining balance after the sale. The debt then does not pursue you for life.

This protection only applies if the loan strictly complies with NHG rules (form, term, property purpose, etc.) and if you have cooperated in good faith with the bank to seek solutions (rescheduling, temporary deferment, etc.).

The energy label: a criterion that affects the amount and the rate

The new Dutch rules now systematically incorporate the energy performance of the home into the loan calculation. The idea is simple: a well-insulated house costs less in energy, thus leaves more margin to repay the loan. Conversely, an energy sieve reduces your borrowing capacity.

Borrowing bonus for high-performance homes

Depending on the label (from G for worst to A++++ for excellence), it is possible to exceed the standard 100% limit to finance renovations or pay a small surplus, within certain strict boundaries.

For purchases, typical additional amounts are observed:

These envelopes are added to the ordinary borrowing capacity, but never allow exceeding the legal cap of 106% of the value for the most efficient homes. Funds intended for renovations are often placed in a blocked account (bouwdepot or energy savings budget) and released against invoices to ensure actual use.

Rate discounts for green homes

The main Dutch banks have integrated differentiated rate grids based on the label. ABN AMRO, ING, and Rabobank, among others, offer rate reductions for homes labeled A or B and above.

Some offers combine this “green” discount with a customer discount if you set up a salary account with them, often around 0.2%. At ABN AMRO, stacking these two benefits can lead to a 0.35% total reduction on the advertised rate.

Real cost of a loan: why 0.2% of the rate changes everything

In an environment where rates hover around 3.5–4.5%, it is tempting to consider small differences as negligible. In reality, even a small tenth of a point has a massive impact over 30 years.

Take the example of an annuity loan of €400,000 over 30 years:

A simple increase from 3.4% to 3.8% costs you about €16,000 in additional interest over the total term. For comparable amounts on €450,000, the differences easily exceed €25,000. Hence the importance of using every possible lever:

Banks or independent brokers: how to find the best financing

The Dutch mortgage market is particularly fragmented. In addition to the major banks (Rabobank, ING, ABN AMRO), a multitude of lenders – insurers, pension funds, specialized credit structures – distribute mortgages through broker networks.

An ecosystem of more than 40 to 50 lenders

There are over 55 mortgage providers in the Netherlands: traditional banks, insurance companies, investment funds, pension funds, etc. Among the major or frequently mentioned players, we find for example:

– Rabobank (with its brands Obvion, Vista);

– ABN AMRO (including Florius);

– ING;

– NN Group (Nationale Nederlanden, Woonnu);

– Aegon (via Robuust);

– Achmea (Centraal Beheer, Syntrus Achmea, Woonfonds);

– Volksbank (ASN Bank, BLG Wonen, Regiobank, SNS);

– as well as players like MUNT, Hypotrust, Argenta, Tulp Hypotheken, Merius, NIBC, Lloyds Bank, etc.

What an independent broker brings

A mortgage broker (independent of any bank) has access to more than 25, often over 40 lenders. Unlike a bank, which will only offer its own products, the broker compares these numerous catalogs, negotiates terms, and manages the file from start to finish.

Its concrete advantages:

– higher probability of acceptance, especially for “atypical” applications (expats, self-employed, partial non-residents);

– ability to move the application to another bank in case of rejection without starting from scratch;

– strong knowledge of Dutch regulatory specifics;

– dedicated contacts in certain banks for international applications;

– guidance in English (or other languages) is very common.

Some historic players like De Hypotheker have over 40 years of presence in the Dutch market, while specialized structures like Expat Mortgages, Mister Mortgage, Viisi Expats, Financial Consultancy Holland, OHAO, Hanno specifically target international applications.

Online portals and “full digital” services

Digitalization has given birth to a new category of services: 100% online brokers, such as MyDutchMortgage.online or other platforms. For a first purchase with a permanent contract and no particular complexity, these tools allow you to build and manage your file remotely, at your own pace, often at slightly lower costs (under €2,000 in some cases).

However, as soon as an element complicates the file (mixed income, self-employed status, partial residence abroad, substantial assets, rental project), an in-depth interview with a human advisor remains strongly recommended.

Steps in the mortgage process

A real estate purchase follows a fairly standardized timeline, with relatively tight deadlines, especially in major cities.

1. Orientation and budget

Even before visiting properties, it is wise to schedule an orientation appointment (often free and non-binding) with a bank or broker. Objective: clarify your budget, your borrowing capacity, the appropriate loan type, and specific constraints related to your situation (residence permit, 30% ruling, existing debts, etc.).

This is also when you gather the key documents:

– ID and BSN;

– residence permit if applicable;

– employment contract and recent pay slips;

– bank statements, proof of savings;

– for self-employed, tax returns and annual accounts for the last three years;

– possibly a certificate of the 30% tax regime for expats.

2. Property search and purchase offer

The search phase is often conducted via portals like Funda or Jaap, possibly with the help of a buying agent (aankoopmakelaar). Once you find a property, you make a purchase offer. In a competitive market, some buyers choose to waive the financing contingency to be more attractive, which is risky if your financing is not solid.

When the offer is accepted, you sign a purchase agreement (koopovereenkomst). This document usually includes a 3-day cooling-off period and a financing contingency clause (voorbehoud van financiering) giving you a few weeks to obtain a loan commitment.

The seller generally requires a deposit of 10% of the price, either in cash or in the form of a bank guarantee, often charged around 1% of the guaranteed amount.

3. Financing application and appraisal

The loan file preparation continues with ordering an appraisal report (taxatierapport) by an independent expert, often validated by the NWWI organization. This report determines the market value, on which the LTV and ultimately the maximum financeable amount will be based.

You then submit to the bank or broker:

– the purchase agreement;

– all personal and financial supporting documents;

– documents specific to your status (30% ruling, business plan for self-employed, etc.);

– the appraisal report once available.

4. Lender analysis and final offer

The analysis time depends on the lender and the complexity of the file. Recent updates show that many major banks – ABN AMRO, ING, Rabobank, etc. – aim for a turnaround of about two business days for the initial review, while others range between 3 and 4 days. Some more specialized institutions (e.g., Triodos) can take up to a week.

Once the offer is accepted, the bank usually transfers the funds to the notary within 1 to 3 business days.

5. Signing at the notary

The final step is signing at the notary (notaris):

– the deed of transfer (ownership);

– the mortgage deed.

The notary acts as a neutral third party: they check the regularity of the transaction, ensure a valid energy label is present, summarize all fees to be paid, and carry out official registrations. They also orchestrate payment of ancillary costs (transfer tax, fees, NHG premium, etc.) and release of the deposit.

From then on, you begin paying your mortgage installments and can move in.

Additional costs to plan for: beyond the purchase price

In the Netherlands, it is important not to base your budget solely on the listed price of the property. The “buyer’s costs” (kosten koper) typically represent 4% to 6% of the amount.

The main items are:

Good news: part of these costs – appraisal, mortgage advice, mortgage deed, NHG premium, early repayment penalties when refinancing, etc. – are tax deductible in the year of purchase as financing costs.

The mortgage interest deduction: a tax advantage to handle carefully

The hypotheekrenteaftrek allows you to deduct from your taxable income the interest paid on a loan for your primary residence, within the limit of 30 years. This benefit reduces your taxes and thus lowers the net cost of the monthly payment.

To illustrate, take the case of a household with a €260,000 loan, a rate of around 4%, median income, and an average-value home. Calculations from some simulators show a net tax advantage of around €180–190 per month, after deducting the small additional tax related to the imputed rental value (eigenwoningforfait).

It is possible to receive this benefit monthly by requesting a provisional tax refund (voorlopige aanslag), which smooths your budget. Otherwise, you get it back once a year when filing your tax return.

Specifics for expats and non‑residents: what to expect

For expats living in the Netherlands with a local contract, the process closely resembles that of a Dutch person, with a few nuances:

– files are more documented (contracts, certificates, explanatory letters);

– some banks still do not accept all types of permits;

– the 30% ruling – a favorable tax regime for highly skilled workers – must be taken into account, as it can boost net income initially, but is also limited in time.

– large down payments: often 25–40% of the price or more;

– higher rates, incorporating a risk premium and sometimes a margin for currency risk;

– reduced LTV caps (for example 70–80%);

– limited financing options, mainly through a few specialized lenders or private banking services.

In all cases, going through a broker experienced in international files (Expat Mortgages, Mister Mortgage, Viisi Expats, etc.) significantly increases your chances of obtaining a competitive offer and understanding the subtleties (especially regarding cross-border taxation or compatibility with a property already owned abroad).

Maximizing your chances and optimizing your financing

Getting a loan in the Netherlands is not just about “being accepted.” It is also about building a sustainable structure that can withstand personal setbacks and regulatory changes.

Some key structuring principles emerge from the current rules:

With rates historically much lower than a few decades ago (recall levels of 10–11% in the 1980s–1990s), but higher than the 2021 lows, the current period calls less for speculation than for careful structuring. This is precisely where knowledge of Dutch rules, the informed use of a broker, and a good strategy on the energy label make all the difference for a successful real estate financing in the Netherlands.

Cyril Jarnias

Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.

On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.

Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.

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