Expat mortgage upfront costs in Amsterdam typically add up to 3 to 6 percent of the purchase price, on top of the deposit you pay after signing the preliminary purchase agreement. That means budgeting for notary fees, a valuation, mortgage advice, and sometimes a National Mortgage Guarantee (NHG) premium, mostly from your own savings rather than the mortgage itself. Get the numbers wrong and you can end up short of cash exactly when the notary is waiting for a bank transfer.
In the Netherlands these one-off purchase costs are known as kosten koper, literally buyer’s costs. They sit on top of the purchase price itself and, in most cases, have to come from your own funds rather than the mortgage, even if you finance 100 percent of the property value.
The main components are the valuation report (taxatie), notary fees for both the transfer deed and the mortgage deed, mortgage advisory fees, an NHG fee if you use the National Mortgage Guarantee, and, if you hire a buyer’s agent (aankoopmakelaar), their fee too. Together these typically run to 3 to 6 percent of the purchase price.
On a property of 450,000 euros, that works out to roughly 13,500 to 27,000 euros in own funds, separate from the deposit discussed below. The exact figure depends on which services you use and whether you buy with an agent.
| Cost item | Tax deductible | Why it applies |
|---|---|---|
| Valuation (taxatie) | Yes | Required by the lender to confirm the property’s value |
| Notary fee, mortgage deed | Yes | Registers the mortgage against the property |
| Notary fee, transfer deed | No | Transfers ownership rather than securing the loan |
| Mortgage advisory fee | Yes | Directly tied to arranging the loan |
| NHG fee (borgtochtprovisie) | Yes | Treated as a loan-related cost |
| Transfer tax (overdrachtsbelasting) | No | A property tax, not a loan or advisory cost |
| Buyer’s agent fee (aankoopmakelaar) | No | Service fee unrelated to the mortgage itself |
Once you sign the preliminary purchase agreement (koopovereenkomst), you are usually asked for a deposit, the waarborgsom, worth 10 percent of the purchase price. On the same 450,000 euro property, that is 45,000 euros.
This is not an extra cost on top of the price. It is a security payment that gets settled against the purchase price at completion, so you effectively pay it early rather than paying more overall. You can cover it with your own savings or with a bank guarantee arranged through the notary, which comes with its own, smaller fee.
Many expats underestimate how quickly this deadline arrives. The waarborgsom is normally due within weeks of signing, well before the mortgage itself is finalised, so it needs to be sitting in an accessible account rather than tied up abroad or invested. Working with advisors who arrange this daily for international clients helps you plan the transfer in good time.
Not every euro you spend before the notary appointment reduces your tax bill. The valuation, the notary fee for the mortgage deed, your mortgage advisory fee, and the NHG fee are all deductible in the year you buy. Transfer tax and any buyer’s agent fee are not, regardless of how the purchase is structured.
You do not have to wait for your annual tax return to see the benefit. You can apply to the Dutch tax authority for a provisional monthly refund (voorlopige teruggaaf), which spreads the deduction across the year instead of arriving as a single lump sum months later.
If you are a fiscal partner buying together, the deductible interest and costs can be split in whichever ratio works best for your combined tax position, including 100 to 0 or 50 to 50. This is worth discussing before you file rather than after.
If your property falls within the National Mortgage Guarantee limit, which rises to 470,000 euros in 2026, or 498,200 euros when you finance energy-saving measures, NHG is usually worth considering. Roughly seven in ten expat purchases now fall within reach of NHG under this raised 2026 limit.
NHG protects you if you can no longer meet your payments due to job loss, disability, or divorce, and it typically comes with a lower interest rate because the lender’s risk is reduced. In exchange, you pay a one-off fee, the borgtochtprovisie, of 0.4 percent of the mortgage amount in 2026.
On a 450,000 euro mortgage, that is 1,800 euros, payable upfront and deductible in your first year, as shown in the table above. It is a real cost, but for many expats the lower rate and residual debt protection outweigh it, especially given how unfamiliar a concept like NHG is if you have never had a Dutch mortgage before.
The most common mistake is budgeting only for the 10 percent waarborgsom and forgetting that another 3 to 6 percent in kosten koper is coming on top of it. On a 450,000 euro purchase, that gap can be 13,500 to 27,000 euros you did not plan for.
Because these costs generally cannot be added to your mortgage, except for the portion tied to energy-saving measures, discovering the shortfall late leaves few good options. You either scramble to move savings from abroad under time pressure, delay completion while you arrange funds, which can take several weeks, or in a worst case risk breaching the terms of your purchase agreement if you cannot complete on time.
The safest approach is to get a full, written cost breakdown before you make an offer, not after it is accepted. If you want that worked out for your specific situation and property, you can request a full cost breakdown before you sign anything.
Expats buying in Amsterdam get a full, itemised picture of their expat mortgage upfront costs before they make an offer, so there are no surprises at the notary.
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Generally no. Kosten koper such as notary fees, valuation, and advisory costs must be paid from your own funds, since Dutch mortgages finance up to 100 percent of the property value, not the purchase costs on top of it. The exception is costs tied to energy-saving measures, which can push financing up to 106 percent.
No. The 30% ruling increases your net income by making part of your salary tax-free, but lenders generally assess borrowing capacity on your full gross salary. It does not lower notary fees, valuation costs, or your deposit, and in 2026 the ruling remains at 30 percent for those who already held it before 2024.
Aim to have your deposit available within a few weeks of signing the preliminary agreement, since the waarborgsom is typically due shortly after that. The full mortgage application then takes roughly four to six weeks, so your remaining purchase costs should be arranged well before the notary appointment.
Yes, if you meet the same conditions as any other buyer. Buyers aged 18 to 34 purchasing their first owner-occupied home for up to 555,000 euros in 2026 pay 0 percent transfer tax, regardless of nationality, provided they sign the required notarial declaration and have not used the exemption before.
For an expat mortgage in the Netherlands you generally need your passport or ID with BSN proof, your last three payslips, an employer statement, your employment contract, your most recent income tax return, a BKR credit overview and bank statements showing your own funds. If you are self-employed or benefit from the 30% ruling, a few extra documents come into play. Getting this paperwork right before you start looking at properties saves weeks of back and forth later.
Every mortgage file in the Netherlands, expat or not, starts with the same core set of documents. Lenders want to see who you are, what you earn, what you already owe, and how much you can put in yourself.
The base package typically includes a valid passport or ID together with proof of your BSN (burgerservicenummer, the Dutch citizen service number), your last three payslips or income specifications, and an employer statement confirming your role, salary and contract type. On top of that you will usually need your employment contract itself, especially important if you are on a temporary contract or still in a probation period, your most recent income tax return and assessment, a BKR overview listing all your existing loans and credit, and bank statements that show your available own funds, with any gifts or family loans clearly visible as separate transactions.
There is no requirement to hold Dutch citizenship or a permanent residence permit to qualify. Salary generally needs to be paid in euros, since most lenders will not accept income in a foreign currency, and your partner, if you are buying together, needs to reside in the Netherlands as well.
| Document | What it proves | Notes |
|---|---|---|
| Passport/ID + BSN proof | Identity and tax registration | Required for every applicant |
| Last 3 payslips | Current income level | Longer history often needed for variable income |
| Employer statement | Confirms role, salary, contract | Some lenders can use UWV data instead in pilot arrangements |
| BKR overview | Existing loans and credit obligations | Includes credit cards and buy-now-pay-later balances |
| Bank statements | Own funds available | Gifts or family loans need a visible, traceable transaction |
Beyond the standard file, expat applications add a layer of documentation around your right to live and work in the Netherlands. Lenders want this sorted early, not discovered halfway through underwriting.
This usually means proof of your residence permit, an expat-specific employer statement, and, if you are on a temporary contract, an intentieverklaring: a letter from your employer stating the intention to extend your contract or make your position permanent. Minimum residence requirements differ by lender, some accept as little as one month in the Netherlands, others want six months or more, so which lender you approach can genuinely change whether you qualify today or need to wait.
If you have credit history from your home country, some lenders will ask for evidence of it, since a clean Dutch credit file with no history can be treated cautiously by certain banks. None of this changes the borrowing rules themselves: expats can finance up to 100 percent of the purchase price, or 106 percent when energy-saving measures are included, on exactly the same terms as Dutch nationals. The extra documents exist to verify your situation, not to give you worse conditions.
If your salary includes the 30% ruling or expat allowances, expect a separate stack of paperwork just for that piece of your income.
You will typically need your 30% ruling decision letter from the Belastingdienst, plus documentation showing any structural allowances such as housing, relocation or international assignment allowances written into your employment contract or employer statement. Many lenders count these allowances toward your qualifying income, but only when they are documented as structural rather than one-off, and lenders differ noticeably in how generously they weigh them.
Worth knowing before you get your hopes up: most lenders calculate your borrowing capacity based on your full gross salary, as if the whole amount were taxable, so the 30% ruling mainly boosts your net income rather than the maximum amount you can borrow. Some lenders also stress-test what your affordability looks like once the ruling ends, so keep any documentation of your ruling’s start date and expiry within reach, it will come up in the conversation about your maximum mortgage.
If you work as a freelancer or run your own business, the document list grows, and a few of the standard expat shortcuts stop applying to you.
Self-employed applicants generally need three years of annual accounts, three years of tax returns and assessments, a profit forecast for the current year, and proof of registration with the Kamer van Koophandel (the Dutch chamber of commerce). Many lenders, especially for NHG-backed mortgages, also require an Inkomensverklaring Ondernemer, a certified income statement from an accredited bureau that costs roughly 250 euros excluding VAT for sole proprietors and around 445 euros for BV owners.
One point that catches people out: the 30% ruling only applies to an employment relationship, so if you operate as a self-employed sole proprietor (eenmanszaak), you cannot use the 30% ruling or the related tax-free reimbursement for extraterritorial costs, since both are payroll-based mechanisms. If you are a director-major shareholder (DGA) employed by your own BV, the ruling may still be available to you, provided you meet the standard conditions around recruitment from abroad, expertise and salary threshold.
Once every document is in and verified, the process moves faster than most people expect, but it still follows a fixed sequence rather than skipping steps.
The average mortgage application takes about four to six weeks from submission to final approval. Alongside your mortgage documents, you also need to plan for kosten koper (buyer’s costs), typically 3 to 6 percent of the purchase price, paid from your own funds rather than financed. This covers items like the valuation report, notary fees and advisory costs, several of which (valuation, notary fees for the mortgage deed, advisory fees) are tax-deductible, while transfer tax and estate agent fees are not.
After signing the preliminary purchase agreement, you will typically need to arrange a 10 percent deposit (waarborgsom), payable either from your own funds or via a bank guarantee. If you want a clearer picture of how your specific documents map to a realistic timeline, it helps to talk it through with an advisor rather than guess based on general rules; you can see the advisory team or get in touch directly through the contact page.
Yes, you can get a foreign income mortgage in the Netherlands as an expat, but there is one catch most people do not expect: your salary usually needs to be paid in euros. Foreign currency income is something most Dutch lenders simply will not accept, even if the amount on paper looks more than enough. That difference between “foreign income” and “income from a foreign employer” trips up a lot of people early in the process.
You do not need Dutch citizenship or a permanent residence permit to qualify for a mortgage in the Netherlands. What matters far more is where your salary comes from and in which currency it is paid. Lenders treat expats largely the same as Dutch nationals when it comes to loan-to-value limits and interest rates; the real differences sit in documentation and income verification, not in worse terms.
Minimum residence requirements vary quite a bit by lender. Some accept applications after just one month in the Netherlands, while others want to see six months or more before they will consider you. Your partner, if you are buying together, generally needs to reside in the Netherlands as well. If you are on a temporary employment contract, a letter from your employer confirming their intention to extend or make the position permanent (an intentieverklaring) can make a real difference in how a lender views your application.
The borrowing rules themselves are not adjusted for nationality. You can finance up to 100 percent of the purchase price, or up to 106 percent if part of that amount goes toward energy-saving measures such as insulation or a heat pump. There is no separate, less favourable set of loan-to-value limits for expats.
Most lenders will not accept income that is paid out in a foreign currency, because that introduces exchange rate risk they are not set up to manage over a mortgage term of twenty or thirty years. In practice, this means that even a well-paid job abroad does not automatically translate into mortgage eligibility here; what counts is a euro salary, ideally from an employer or entity operating in the Netherlands.
This is one of the most common misunderstandings among people relocating for work. Someone might still be paid by a foreign parent company while working in the Netherlands, and assume that income simply carries over into a Dutch mortgage application. In reality, the structure of your employment and the currency of your payslip matter just as much as the number itself.
If your situation is not straightforward, for example because your employer is based abroad but you are tax resident in the Netherlands, it is worth getting a proper assessment early. The team deals with these cross-border income structures regularly and can tell you quickly which lenders are realistic options.
| Income type | Typically accepted? | Note |
|---|---|---|
| Euro salary from Dutch employer | Yes | Standard basis for assessment |
| Foreign currency salary | Usually not | Most lenders exclude this due to exchange risk |
| Structural allowances | Often, if documented | Must be part of the employment contract |
| 30% ruling benefit | Not as extra capacity | Improves net income, not gross assessment |
Many lenders do count structural allowances, such as housing, relocation or international assignment allowances, toward your qualifying income, provided they are documented in your contract or employer statement. That is a real advantage for expat income profiles compared to a standard domestic salary that consists of base pay alone.
The word “structural” is doing a lot of work in that sentence. A one-time relocation bonus paid out once is not the same as a monthly housing allowance written into your contract for the duration of your assignment. Lenders look for consistency and documentation, not just the total amount you receive in a given year.
Where this gets interesting is that lenders differ significantly in which allowances they accept and how heavily they weigh them. Two people with identical total income packages can end up with noticeably different maximum mortgage amounts depending purely on which lender assesses their file. Matching your specific income composition, base salary, allowances, bonuses, and the 30% ruling, to the right lender is often where the real value of independent advice sits.
The 30% ruling allows qualifying highly skilled migrants to receive 30 percent of their salary tax-free for up to five years, but it mainly boosts your net income rather than the maximum mortgage you can borrow. Lenders generally calculate your borrowing capacity based on your full gross taxable salary, as if the ruling did not exist.
From 1 January 2027, the maximum tax-free percentage under this ruling drops to 27 percent for employees whose 30% ruling first applied in 2024 or later. If you were already benefiting from the ruling on or before 31 December 2023, you keep the 30 percent rate for the remaining duration of your ruling under a transitional arrangement. That distinction matters for anyone trying to plan several years ahead.
Some lenders take a more cautious approach and stress-test your affordability for the period after the ruling ends, since your net income will drop once that tax benefit expires. It is worth knowing that the ruling depends on an employment relationship; if you work as a self-employed sole proprietor rather than as an employee, you cannot use it, even if you otherwise meet the expertise and salary conditions.
An important detail for those buying within a certain price bracket: roughly 70 percent of expat home purchases may now qualify for the Nationale Hypotheek Garantie (NHG) under the raised 2026 limit, which brings a lower interest rate and extra protection if things go wrong later, such as job loss or disability.
Expect to provide an employment contract, an employer statement, and your most recent payslips as the core of your file, alongside proof of your residence permit. Some lenders will also ask for evidence of foreign credit history, particularly if you have only recently arrived in the Netherlands and have no Dutch financial track record yet.
Beyond the income documents, budget for the purchasing costs themselves. These typically run to roughly 3 to 6 percent of the purchase price and need to come from your own funds, since they are not financed through the mortgage. A 10 percent deposit, the waarborgsom, is usually required shortly after signing the preliminary purchase agreement, and can be paid directly or via a bank guarantee.
The full process, from application to final approval, usually takes around four to six weeks, assuming your documentation is complete from the start. Missing paperwork, especially around foreign income or allowances, is the single biggest cause of delay in expat files.
Navigating a foreign income mortgage as an expat means dealing with lender-specific rules that rarely show up in a general online comparison tool. Here is how de Kredieter supports you through that process:
If you want to know where your foreign income mortgage actually stands, get in touch for a no-obligation conversation.
