The Netherlands is one of the few European countries where expats routinely buy property within their first two or three years of residence. Mortgage availability for foreign nationals is broad, interest rates are competitive, and the tax treatment of mortgage interest still favours owner-occupiers. The catch is that lenders treat the 30% ruling and foreign credit history very differently from one another, and a few hours of research before you talk to anyone can change your buying power by tens of thousands of euros.

How much you can borrow

Dutch mortgage capacity is calculated using a regulated affordability table set annually by the Dutch government and the Authority for the Financial Markets (AFM). The general rule of thumb is that you can borrow approximately 4.5 times your gross annual income, capped at 100 per cent of the purchase price. The exact maximum depends on your age, the interest rate environment, and whether you have a partner contributing income.

What lenders use as your "income"

This is the single most important variable for 30% ruling holders. Some Dutch lenders — ABN AMRO, ING, and several specialised expat lenders — count your full gross salary for mortgage affordability purposes, including the portion that is paid tax-free under the 30% ruling. Other lenders count only the taxable 70 per cent. The difference is enormous: on a €100,000 gross salary, the "full gross" method allows roughly €450,000 of borrowing; the "taxable only" method allows roughly €315,000. A specialist expat mortgage broker will steer you toward lenders using the more favourable method.

Down payment requirements

Dutch first-time buyers can finance up to 100 per cent of the purchase price with a mortgage — there is no required down payment for the property itself. However, transaction costs (transfer tax, notary fees, broker fees, valuation, mortgage advice fees) are typically 4–6 per cent of the purchase price and must be paid from your own funds. For a €400,000 property, expect to need €16,000–€24,000 of your own cash at closing.

The 30% ruling and mortgages

The 30% ruling matters for mortgages in two ways. First, as described above, some lenders count the full gross salary, which materially increases your borrowing capacity. Second, the duration of the 30% ruling matters: if you only have two years remaining on the ruling and apply for a 30-year mortgage, lenders may assume your income drops after the ruling ends and reduce your affordability accordingly. Borrowing toward the end of your ruling period is more constrained than borrowing at the start.

The NHG guarantee

The Nationale Hypotheek Garantie (NHG) is a Dutch government-backed mortgage guarantee that protects the lender if you default. For property prices up to €435,000 in 2026, you can take an NHG-backed mortgage, which typically reduces the interest rate by 0.4–0.6 percentage points. The NHG threshold is adjusted annually. For properties above the threshold, you take a non-NHG mortgage at slightly higher rates.

Fixed-rate periods

Dutch mortgages are typically structured as long fixed-rate terms — 5, 10, 20, or 30 years. The most popular choice in 2026 is the 10-year fixed term, which balances rate certainty against flexibility. Indicative rates in 2026: 5-year fixed approximately 3.6–4.0 per cent, 10-year fixed approximately 3.8–4.3 per cent, 20-year fixed approximately 4.2–4.6 per cent, 30-year fixed approximately 4.4–4.8 per cent. Rates vary by lender, by NHG status, and by loan-to-value ratio.

Mortgage types

The two common mortgage structures for Dutch primary residences are the annuity mortgage (annuïteitenhypotheek) and the linear mortgage (lineaire hypotheek). The annuity mortgage has level monthly payments throughout the term, with the interest portion declining and the principal portion rising over time. The linear mortgage has level principal payments and declining interest payments, so total monthly payments start higher and decrease over time. For most expats, the annuity is the right choice because its monthly cost is lower in the early years; for older buyers or those expecting to pay off the mortgage early, the linear may save total interest. Interest-only (aflossingsvrije) mortgages are restricted to maximum 50 per cent of the property value and are not eligible for mortgage interest deduction on new contracts.

Mortgage interest deduction

Interest paid on a mortgage for your primary residence is partially deductible from your income tax, under hypotheekrenteaftrek. The maximum rate at which interest can be deducted is being gradually reduced — in 2026 it is approximately 36.97 per cent (the lower Box 1 rate). For high earners, this means the deduction does not fully offset the interest paid at the top tax rate. The deduction is still meaningful but less powerful than it was a decade ago.

Choosing a broker

Dutch mortgages are typically arranged through an independent mortgage adviser (hypotheekadviseur). Independent advisers compare offers across multiple lenders and earn a fee from you, not commission from the lender — this is regulated. For expats, choose an adviser experienced with 30% ruling clients and foreign income documentation. Fees for mortgage advice typically run €2,500–€4,000 plus VAT for a full advisory and execution service. This is partially tax-deductible.

What documents you need

Lenders typically require: passport or ID, BSN, three months of payslips, your employment contract, the 30% ruling decision letter (if applicable), three months of bank statements, an overview of any existing debts, and proof of own funds for the closing costs. Foreign credit history is generally not used in Dutch mortgage decisions — the BKR (the Dutch credit bureau) is the relevant register, and a clean BKR record is what matters.