Buying a House in the Netherlands: Complete 2026 Guide for Expats

Yes, expats can buy property in the Netherlands without restrictions, foreigners can purchase homes whether resident or non-resident. However, to secure a mortgage, you must live and be registered in the Netherlands. In 2026, Dutch homeownership stands at 69.1%, with property prices averaging €213,000 (Groningen) to €388,000 (Noord Holland). Total buying costs including transfer tax, notary fees, and mortgage arrangement reach 5-7% of purchase price, plus a 10% deposit. Mortgage rates range from 4.31-5.04% with loan-to-value capped at 100%.

After six years in the Netherlands, I can say that buying a home here is a significant financial decision worth careful consideration. Property prices have risen sharply due to housing shortages in Amsterdam, Utrecht, Rotterdam, and The Hague, yet mortgage interest rates remain relatively low. Tax benefits for homeowners mean mortgage costs are often lower than rent, making homeownership financially attractive long-term despite high transaction costs.

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Quick Overview: Buying Costs in the Netherlands

Can Expats Buy Property in the Netherlands?

Yes, without restrictions. The Netherlands places no limitations on property purchases by foreigners, whether resident or non-resident. However, to get a mortgage, you must live and be registered in the Netherlands.

Requirements for EU/EEA/Swiss Citizens

If you're from the EU, EEA, or Switzerland, you don't need a visa, but you must:

• Apply for a residence permit
• Obtain a BSN (Burgerservicenummer, your Dutch identification number)
• Register your address with the Gemeente

Be aware that some banks won't provide non-permanent residents with the highest mortgage percentages (typically capping at 90% instead of 100%).

Tax Benefits for Expat Homeowners

Expats can benefit from significant tax deductions on mortgage repayments, provided the property is your primary residence. Also, the 30% tax ruling can positively impact your mortgage eligibility and amount, making homeownership more accessible for qualifying international professionals.

Understanding the Dutch Property Market in 2026

House prices in the Netherlands have risen significantly in recent years. Prices skyrocketed especially in Amsterdam, Utrecht, and The Hague, and continued rising due to ongoing housing shortages. However, significant regional differences exist.

Regional Price Differences

In 2019 (latest comprehensive data), the average home in Groningen province was €213,000, while Noord Holland (home to Amsterdam and Haarlem) averaged €388,000, an 82% difference.

The rate of price increases has slowed from 7% in 2018 to 4% in 2020, and the government plans over one million new builds by 2035. Still, rising prices affect first-time buyers most severely, making entry into the market increasingly challenging.

Financing Your Property Purchase

Most people don't buy homes outright; they take mortgages. Mortgage interest rates in the Netherlands remain relatively low, and some banks offer 100% mortgages (though 90% is more typical).

Mortgage Types

The most popular options are:

• Linear mortgages (lineaire hypotheek): You repay a fixed amount of principal monthly plus decreasing interest
• Annuity mortgages (annuïteiten hypotheek): You pay the same total amount monthly, but the ratio of principal to interest changes over time

Current Mortgage Rates (Mid-2023 Data)

How Much Can You Borrow?

Generally, you can borrow up to five times your gross salary, with dual-income households able to borrow more. The Dutch government imposed a maximum loan-to-value of 100% in 2018, meaning additional costs (that extra 5-7%) must be financed with savings.

Finding the Right Property

Popular Property Websites

• Funda: The largest Dutch portal, available in English
• Expatica: Specifically for international residents
• Huislijn, Jaap, Pararius, Zoekallehuizen: Additional listing sites

These sites help you understand local markets and set property alerts. However, working with property agents (makelaars) is strongly recommended despite their 1-2% fee.

Why Hire a Property Agent?

• Legal knowledge and contract review
• Translation services for Dutch documents
• Technical surveys and inspection coordination
• Negotiation expertise in competitive markets
• Local area advice and market knowledge

The NVM (Dutch Association of Real Estate Brokers) represents over 75% of Dutch property agents, look for NVM membership as a quality guarantee.

The Buying Process Step-by-Step

1. Making an Offer

You're not obliged to offer the asking price. With housing shortages, many buyers offer above asking price. Check the Land Registry (kadaster) for area prices. A good agent helps negotiate the best deal.

2. Appraisal and Survey

While not required, you need an appraisal (taxatierapport) for mortgage approval. A structural survey by an independent expert identifies potential problems and repair estimates, potentially negotiating a lower purchase price.

3. Hiring a Notary

A notary (notaris) safeguards the purchase by:

• Investigating whether the seller can legally sell
• Checking Land Registry registrations
• Verifying legal requirements
• Updating registers with your name

Choose your own notary and compare prices on HuisAssist or Notaris.nl.

4. Exchanging Contracts

You'll agree on:

• Closing date
• Prices for movable items (fixtures, appliances)
• Conditions including financing clause (allows withdrawal if you can't secure mortgage)
• NHG (National Mortgage Guarantee) terms

A legally mandated 72-hour cooling-off period applies after signing the pre-sale contract.

5. Paying Deposit

The preliminary contract requires a 10% deposit to the seller's notary. If you back out without valid reason (like mortgage rejection), this transfers to the seller.

6. Completing the Sale

On closing day:

• Visit the property with the seller's agent (yours can accompany you)
• Check that conditions are met
• Note utility meter readings
• Sign transfer deeds with the seller at the notary
• Sign mortgage deeds
• Receive keys

7. Final Arrangements

After purchase:

• Register your new address with the Gemeente
• If moving in with a partner, consider a cohabitation agreement
• Budget for renovations or furnishings (properties typically sell unfurnished)

After Purchase: Insurance and Utilities

Required Insurance

Homeowners insurance (woonhuisverzekering) isn't legally compulsory but lenders require proof. A standard policy covers:

• Fire damage
• Storm damage
• Flood damage
• Theft

Recommended Insurance

• Contents insurance (inboedelverzekering): Covers furniture and general contents
• High-value contents policies (kostbaarhedenverzekering): Protects rare or expensive possessions

Setting Up Utilities

Arrange utility services, electricity, gas, internet, phone, TV, by contacting suppliers directly. Compare providers to check for renewable energy options and identify the main area provider.

Is Buying or Renting Better in the Netherlands?

Dutch house prices are high, and transaction costs add up quickly. However, owning a home in the Netherlands usually makes good financial sense long-term for several reasons:

• Tax benefits: Mortgage interest is tax-deductible, lowering effective mortgage costs
• Rising rental prices: Rent increases annually, while fixed-rate mortgages remain stable
• Forced savings: Mortgage principal payments build equity automatically
• Long-term appreciation: Despite short-term fluctuations, Dutch property values tend to rise

That said, transaction costs and high prices in major cities can tip the balance. You need to assess your specific situation and local market carefully. If you're staying in the Netherlands for less than 5 years, renting often makes more financial sense.

For expats buying property internationally, explore ExpatsList's real estate guides for comprehensive resources on global property markets.