It is one of the most common questions we receive from expats who have been living in Amsterdam for a year or two: can I actually buy a home here, even though I am not Dutch? The answer surprises many people.
| Yes — foreigners can buy property in the Netherlands. There is no legal requirement to be a Dutch citizen or permanent resident to purchase property in the Netherlands. EU and non-EU citizens alike are free to buy. What matters is not your nationality, but your financial position and your ability to get a mortgage. |
No Nationality Restriction on Buying Property
Unlike some other European countries, the Netherlands does not restrict property ownership based on citizenship or residency status. Whether you are an EU citizen, a British national post-Brexit, an American, a South Korean or an Indian professional — you are legally entitled to purchase property here.
This openness is one of the reasons Amsterdam has become such an attractive destination for international professionals looking to settle long-term. You do not need to wait for a permanent residence permit or Dutch citizenship before you can buy.
Can You Get a Mortgage in the Netherlands as an Expat?
This is where the practical complexity begins. Getting a mortgage as a non-Dutch buyer is very possible — but the process differs depending on your employment situation, the type of residence permit you hold, and how long you have been earning in the Netherlands.
Dutch mortgage lenders assess affordability based on your income, your employment contract and your residence status. Here is what generally applies:
- EU/EEA citizens with a permanent job in the Netherlands are treated similarly to Dutch nationals by most lenders
- Non-EU citizens with a valid residence permit (verblijfsvergunning) can access most mortgage products
- Expats on a 30% ruling may benefit from more favourable assessment criteria at certain lenders
- Temporary contract holders can qualify, but some lenders require an employer’s statement of intent to renew
- Self-employed and DAFT visa holders are assessed on average income over the past 1–3 years
The key message: your nationality is not the barrier. Your financial profile and the strength of your documentation are what determine your borrowing capacity.
| ✓ Hendriks Housing Advice Always speak with a mortgage advisor who specialises in expats before you start viewing homes. Knowing your exact borrowing capacity in advance is not just helpful — in Amsterdam’s fast market, it is essential. Sellers will not wait for you to figure out your finances after you fall in love with a home. |
The 30% Ruling and Your Mortgage
Many international professionals in the Netherlands benefit from the 30% ruling — a tax advantage that allows a portion of your salary to be paid tax-free. This affects how your income is assessed for mortgage purposes.
Some lenders calculate your borrowing capacity based on your full gross salary (before the 30% ruling), while others use only the net salary. The difference can be significant. An expat-specialist mortgage advisor knows which lenders apply which approach — and will connect you with the one that gives you the most favourable outcome.
What Are the Additional Purchase Costs?
When buying a home in the Netherlands, the purchase price is not the only cost to budget for. As a buyer, you will pay several additional costs — known as ‘kosten koper’ (k.k.). Here is an overview:
| Cost | Percentage / Amount | Who pays |
|---|---|---|
| Transfer tax (overdrachtsbelasting) | 2% of purchase price | Buyer |
| Notary fees (notariskosten) | EUR 1,000 – 2,500 | Buyer |
| Valuation report (taxatierapport) | EUR 400 – 800 | Buyer |
| Mortgage advisory fee | EUR 2,000 – 3,500 | Buyer |
| Buying agent fee (aankoopmakelaar) | Varies — no cure no pay | Buyer |
| Structural survey (bouwkundige keuring) | EUR 300 – 600 | Buyer |
As a rule of thumb, budget for approximately 4–6% of the purchase price in additional costs on top of your offer. These are not covered by the mortgage and must be paid from your own savings.
Is the Buying Process Different for Foreigners?
The legal process for buying a home in the Netherlands is the same regardless of your nationality. The steps — viewing, offer, preliminary agreement, notary deed — are identical for Dutch and non-Dutch buyers.
Where it differs in practice is in the preparation. As a foreign buyer, you are likely to face additional complexity around:
- Understanding Dutch-language contracts and legal documents
- Navigating the mortgage process with a non-Dutch employment history
- Knowing the unwritten norms of Dutch negotiations and bidding culture
- Building trust with sellers and their agents as an international buyer
This is exactly where an experienced local buying agent makes a tangible difference. We speak the language, know the process and represent your interests with the same credibility as any local buyer — which matters more than most people realise when competing for the same home.
How Hendriks Housing Guides Non-Dutch Buyers
We work with international buyers every day — from first-time buyers navigating a Dutch mortgage for the first time, to experienced investors expanding into the Amsterdam market. We know the questions to ask, the mistakes to avoid and the steps to take before they become problems.
Our service covers the full buying process: from your free personal intake and mortgage referral to viewings, negotiation, contract review and key handover. No cure, no pay.
