How do I buy a house in the Netherlands as an expat?

A complete guide to the Dutch property buying process for internationals

8 min read

Buying a home in the Netherlands as an expat is entirely possible, but the process differs from what most internationals are used to. Understanding the legal framework, mortgage rules, and local customs will save you time, money, and stress. This guide walks you through everything you need to know, from your first search to getting the keys.

Can expats buy property in the Netherlands?

Yes. There are no legal restrictions on foreign nationals purchasing property in the Netherlands, regardless of your nationality or residency status. EU citizens and non-EU citizens alike can buy. However, obtaining a Dutch mortgage as an expat does come with additional requirements, which we cover below.

Getting a Dutch mortgage as an expat

Most expats finance their home purchase with a Dutch mortgage (hypotheek). To qualify, you generally need:

A permanent or temporary employment contract with a Dutch employer, or proof of self-employment income
A Dutch BSN (citizen service number)
A Dutch bank account
At least one to three years of tax returns or payslips, depending on the lender

If you are on a temporary contract or have an income from abroad, getting a mortgage is more complex but still possible. Working with a mortgage advisor who specialises in expat clients is strongly recommended. At HuisHaven Makelaars, we can refer you to trusted advisors who speak English and understand your situation.

The maximum mortgage in the Netherlands is capped at 100 percent of the property value. This means you need to cover all additional buying costs from your own savings. These costs typically amount to 3 to 6 percent of the purchase price and include transfer tax (2 percent for most buyers), notary fees, and the cost of a buying agent.

The 30 percent ruling and your mortgage

If you benefit from the 30 percent ruling, this affects your taxable income, which can influence the maximum mortgage you can borrow. Some lenders calculate your borrowing capacity based on gross income, others on net. A specialised advisor can help you find the lender whose rules favour your situation.

The Dutch buying process step by step

The process in the Netherlands has a few distinctive features that often surprise expats.

No real estate agent represents both parties. In the Netherlands, the selling agent works for the seller. If you want professional representation, you hire your own buying agent (aankoopmakelaar). This is strongly recommended in competitive markets like Haarlem.
Bids are not legally binding until a purchase agreement is signed. You can place a bid, have it accepted, and still walk away. The binding moment is the signing of the koopovereenkomst (purchase agreement).
Three-day cooling-off period. After signing the purchase agreement, the buyer has three business days in which they can withdraw without penalty.
Transfer at the notary. The final transfer happens at a Dutch civil-law notary (notaris). The notary is responsible for the deed of transfer and the mortgage deed.

Common pitfalls for expats

We see the same mistakes recur. Bidding without understanding the Dutch reservation phrases in the koopakte, accepting a property without a proper building inspection, or signing a valuation report that does not match the agreed sale price (causing financing problems). These pitfalls are avoidable with the right guidance.

Why Haarlem is a smart choice for expats

Haarlem is one of the most popular destinations for expats working in Amsterdam or Schiphol. It is a 15-minute train ride from Amsterdam Centraal and offers a liveable, human-scale city with excellent schools (including international options), a vibrant food and culture scene, and beautiful historic architecture. Read our comparison of Haarlem vs Amsterdam for expats and our guide to the best neighbourhoods in Haarlem for expats.

Working with a buying agent as an expat

Navigating the Dutch housing market without local knowledge is difficult, and doing so in a language that is not your own makes it even harder. A good buying agent handles the search, the viewings, the bidding strategy, and all the paperwork. They are your advocate in the process.

At HuisHaven Makelaars, we have extensive experience guiding expats through the purchase of their first Dutch home. We work in English, know the Haarlem market inside and out, and make sure nothing gets lost in translation.