Can an expat buy a house in the Netherlands?

Yes, expats can buy a house in the Netherlands. The Dutch property market is open to foreign nationals, regardless of citizenship or residency status. Whether you are on a temporary work permit, a highly skilled migrant visa, or still waiting for permanent residency, you are legally allowed to purchase property in the Netherlands. The sections below walk through the key practical questions every expat should understand before taking that step.

Do foreigners have the legal right to buy property in the Netherlands?

Yes, foreigners have the full legal right to buy property in the Netherlands. The Netherlands does not restrict property ownership based on nationality or residency status. EU and non-EU citizens alike can purchase a home, an apartment, or any other type of real estate without needing special government approval or a minimum residency period.

This openness makes the Netherlands one of the more accessible property markets in Europe for internationals. There is no requirement to be a Dutch citizen, hold a permanent residence permit, or even live in the country at the time of purchase. The legal process for buying property is the same for foreigners as it is for Dutch nationals, involving a notary (notaris) who handles the transfer of ownership and registers it with the Kadaster, the Dutch land registry.

That said, having legal permission to buy and being in a practical position to buy are two different things. Financing, documentation, and long-term planning all add layers of complexity for expats that Dutch nationals typically do not face.

Can expats get a Dutch mortgage without permanent residency?

Yes, expats can get a Dutch mortgage without permanent residency, but the conditions are stricter than for Dutch nationals or permanent residents. Most Dutch lenders will consider applications from expats holding a valid residence permit, a stable employment contract, and a Dutch BSN number. The type of permit and the remaining duration of your contract both affect how much a bank is willing to lend.

Lenders typically look at the following factors when assessing an expat mortgage application:

The remaining validity of your residence permit (ideally longer than the initial fixed mortgage period)
Whether your employment contract is permanent or temporary
Your income level and whether it meets the lender’s minimum threshold
Your credit history, which may need to be demonstrated through foreign documents if you have not yet built a Dutch credit record

Some lenders are more experienced with expat applications than others, and working with a mortgage adviser (hypotheekadviseur) who specialises in international clients can make a significant difference. Expats on a highly skilled migrant (kennismigrant) permit generally have an easier time because lenders recognise the stability associated with that visa category.

What additional costs should expats expect when buying a house in the Netherlands?

Beyond the purchase price, expats buying a house in the Netherlands should budget for additional costs that typically add up to between 4% and 6% of the property value. The most significant of these is the transfer tax (overdrachtsbelasting), which in 2026 stands at 2% for owner-occupied homes for buyers who qualify for the reduced rate, and higher for investment properties.

Other costs to factor in include notary fees (notariskosten) for drawing up the deed of transfer and the mortgage deed, valuation costs (taxatiekosten) required by most mortgage lenders, and advisory fees if you use a mortgage adviser or a buying agent (aankoopmakelaar). Structural survey costs are also worth considering, particularly for older Dutch properties where hidden maintenance issues can be expensive to address after purchase.

First-time buyers under the age of 35 may qualify for a one-time exemption from transfer tax under Dutch law, provided the property value falls below the applicable threshold. Expats who meet the age and price criteria are eligible for this exemption in the same way as Dutch nationals, which can represent a meaningful saving on a typical Dutch property purchase.

How does the Dutch BSN number affect an expat’s ability to buy a house?

The Dutch BSN (Burgerservicenummer) is a citizen service number that functions as a personal identification number in the Netherlands. Without a BSN, an expat cannot open a Dutch bank account, obtain a mortgage, or complete the legal paperwork required for a property purchase. In practical terms, having a BSN is a prerequisite for buying a house in the Netherlands.

Registering with your local municipality (gemeente) and receiving a BSN is usually one of the first administrative steps for anyone living in the Netherlands as an expat. If you are registered at a Dutch address, the BSN is issued automatically during the registration process. If you are not yet living in the Netherlands but intend to buy property there, you can register as a non-resident (RNI) at one of the designated RNI municipalities, which also issues a BSN for this purpose.

Once you have a BSN, you can open a Dutch bank account, which is required for the mortgage process and for paying the notary at the time of transfer. The notary who handles your property purchase will also need your BSN to register the transaction with the Kadaster.

Should expats buy or rent a house in the Netherlands?

Whether to buy or rent depends primarily on how long you plan to stay in the Netherlands. Buying generally makes financial sense if you are planning to stay for at least five years, as the transaction costs involved in purchasing and selling property mean that short-term ownership can result in a financial loss even if property values hold steady.

Renting offers flexibility, which is valuable when your stay is tied to a work permit or a partner’s employment contract that may not be renewed. The Dutch rental market, however, is highly competitive in cities like Eindhoven and Tilburg, and monthly rents for quality properties have increased significantly in recent years. For expats who have a clear long-term plan and stable income, buying can provide both financial stability and a stronger sense of belonging in their new country.

Many expat partners find that settling into a home they own also supports broader integration into Dutch society. Having a stake in a neighbourhood, engaging with local services, and building relationships with neighbours all become more natural when you are not in a temporary rental mindset. For expats who are committed to building a life in the Netherlands, ownership can be a meaningful step toward feeling truly at home.

What happens to the Dutch property if an expat leaves the Netherlands?

If an expat leaves the Netherlands, they have three main options for their Dutch property: sell it, rent it out, or keep it as a second home or investment property. Dutch law does not require property owners to be residents, so leaving the country does not force a sale. However, each option carries distinct financial and legal implications that are worth understanding in advance.

Selling is the most straightforward exit. Capital gains on a primary residence are generally not taxed in the Netherlands, which is a favourable aspect of Dutch property law for departing owners. Renting out the property is possible but comes with landlord obligations, and if the property was purchased with a mortgage, you will need to check whether your lender permits rental use. Some mortgage products restrict this.

Keeping the property as a second home while living abroad means you will be subject to Box 3 taxation in the Dutch income tax system, which taxes a notional return on assets including real estate. This is an important consideration for expats who plan to return to the Netherlands later and want to hold onto their property in the meantime. Consulting a Dutch tax adviser before leaving is strongly recommended to avoid unexpected liabilities.

How Dutch on Track Helps with Expat Life in the Netherlands

Navigating property purchases, municipal registrations, mortgage conversations, and neighbourhood life all become significantly easier when you speak Dutch. Language confidence is one of the most practical tools an expat can develop for building an independent, fulfilling life in the Netherlands, whether you are managing paperwork at the gemeente, talking to a notary, or simply getting to know your new neighbours.

Dutch on Track offers Dutch language courses designed specifically for highly educated internationals and expat partners in Eindhoven and Tilburg. Our approach is communicative and practical from day one, which means you start speaking in real-life situations immediately rather than memorising grammar rules in isolation. Beyond the language skills, our small group classes of 8 to 10 participants create a genuine social environment where you meet other internationals going through the same experience, making the process of settling in both more effective and more enjoyable.

Courses from absolute beginner (A0) to intermediate (B1), including the flagship Dutch in 1 Year programme
Blended learning combining e-learning preparation, interactive classroom sessions, and consolidation
Small groups that foster real friendships and a sense of community alongside language progress
Conveniently located near Eindhoven and Tilburg central stations, with classes after work hours

If you are building your life in the Netherlands and want language skills that actually work in the real world, Dutch on Track is here to help. Schedule a free meeting to find out which course fits your level and goals.

Frequently Asked Questions

Can I buy a house in the Netherlands if I only have a temporary residence permit?

Yes, a temporary residence permit does not legally prevent you from buying property in the Netherlands. However, the practical challenge lies in securing a mortgage, as most lenders want your permit's remaining validity to extend beyond the initial fixed mortgage period. To improve your chances, work with a mortgage adviser who specialises in expat clients, as they know which lenders are most flexible with temporary permit holders and can help you present your application in the strongest possible way.

What is the best way for an expat to find a reliable mortgage adviser in the Netherlands?

Look for a hypotheekadviseur who explicitly lists expat or international clients as a specialism, as they will be familiar with the documentation requirements for foreign income, non-Dutch credit histories, and residence permit considerations. Expat communities in cities like Eindhoven and Tilburg, as well as online forums such as Expatica or IAmExpat, are good starting points for personal recommendations. Always verify that the adviser is registered with the AFM (Autoriteit Financiële Markten), the Dutch financial regulator, before proceeding.

Do I need to speak Dutch to buy a house in the Netherlands?

You are not legally required to speak Dutch to complete a property purchase, and many notaries and real estate agents in major Dutch cities can communicate in English. However, key documents such as the preliminary purchase agreement (voorlopige koopovereenkomst) and the notarial deed are typically drafted in Dutch, so it is strongly advisable to have them reviewed by someone fluent in the language before signing. Building at least a working knowledge of Dutch also helps significantly when navigating conversations with your gemeente, mortgage lender, or neighbours throughout the process.

What is the biggest mistake expats make when buying property in the Netherlands?

One of the most common mistakes is underestimating the total buying costs and budgeting only for the purchase price, which can leave expats short of funds at the notary. Another frequent misstep is skipping a structural survey (bouwkundige keuring) on older Dutch properties — given the age of much of the Dutch housing stock, hidden maintenance issues such as foundation problems or outdated wiring can result in significant unexpected costs after purchase. Taking time to understand both the financial and structural picture before signing anything will save considerable stress later.

Can my non-working expat partner be included on the Dutch mortgage application?

Yes, a non-working partner can generally be included on a mortgage application, and in some cases this can actually strengthen it by adding a second person to the legal ownership structure. However, since mortgage capacity is primarily calculated on income, a non-working partner will not increase the maximum loan amount unless they have their own income or assets. It is worth discussing your specific household situation with a mortgage adviser early in the process, as some lenders assess dual applications more favourably than others when one partner is on a highly skilled migrant permit.

How long does the house-buying process typically take for expats in the Netherlands?

From accepted offer to the official transfer at the notary, the process typically takes between six and ten weeks, though it can be longer if mortgage approval is delayed or if additional documentation is required for expat applicants. Gathering your paperwork in advance — including proof of income, employment contract, residence permit, BSN, and any foreign credit history documents — can meaningfully speed up the mortgage application stage. Building in extra time compared to what a Dutch national might expect is a sensible approach for first-time expat buyers.

Is it worth using a buying agent (aankoopmakelaar) as an expat, and how much does it cost?

For most expats, hiring a buying agent is well worth the investment, particularly in competitive markets like Eindhoven and Tilburg where properties can receive multiple offers within days of listing. A good aankoopmakelaar will advise on a realistic bidding strategy, flag potential issues in the property or contract, and guide you through the Dutch-language paperwork — all of which are areas where expats without local market knowledge are at a disadvantage. Fees typically range from around €2,000 to €4,500 depending on the agent and the property, and this cost should be included in your overall buying budget.

This content was generated with the help of AI — it may contain mistakes