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Buying a house in the Netherlands as an expat (2026)

Can foreigners buy property in the Netherlands? What you need, what it costs in 2026 and how long it takes from viewing to notary. With an example.

Written by: Woningmarkt NL editors. Updated

Can foreigners buy a house?

Yes. According to WorkinNL, the Dutch government's information desk for international workers, you can buy a house in the Netherlands as a foreigner, even if you are not from the European Union. What matters is a regular income, savings of your own, or both. If you come from outside the EU you need a valid residence permit, and sometimes stricter rules apply and you must show extra documents.

Buying a home does not give you a right to live here. Whether you get a mortgage is up to the lender, who looks at your income, your contract and your residence status.

From viewing to notary

  1. Borrowing room. Find out first how much you can borrow. Our mortgage calculator gives a first indication.
  2. Search and view. Compare prices by city, such as Amsterdam, Utrecht or The Hague, or browse the map.
  3. Make an offer. Offers often include conditions (voorbehouden), for example on financing. How often buyers pay above asking is covered in overbidding in the Netherlands.
  4. Purchase contract and cooling-off. After signing, a private buyer has three days to change their mind without giving a reason.
  5. Mortgage and valuation. You finalise the mortgage and have the home valued.
  6. Notary. At the notary you sign the transfer deed and the mortgage deed, and you get the keys.

The whole process is in house-buying steps in the Netherlands.

BSN, contract and residency

Banks and notaries work with your BSN (citizen service number), your ID and proof of income such as an employer's statement and payslips. The exact documents differ by lender. On a fixed-term contract? Read mortgage on a temporary contract. On the 30% ruling? Read the 30% ruling and your mortgage.

Costs

On top of the price you pay the buying costs (kosten koper):

Your mortgage may not exceed 100% of the market value, so plan to pay the extra costs from savings.

Timeline

There is no legal timeline. The only fixed period is the three-day cooling-off after you sign the purchase contract. How long searching, negotiating and financing take depends on the market and your situation. The transfer date is agreed in the purchase contract.

Worked example

A 38-year-old expat buys a €400,000 home to live in. Because of their age, the first-time buyer exemption does not apply.

Disclaimer

This guide is indicative and not financial or legal advice. Your own situation may work out differently. Talk to an independent mortgage adviser and the notary.

This text was written with AI assistance. The editors checked the rules and figures against the sources below (as of 17 October 2026).

Sources

  1. WorkinNL (Dutch government), Buying: https://www.workinnl.nl/en/living-in-nl/housing/buying/default.aspx
  2. Rijksoverheid, Cooling-off period after buying a home (Dutch): https://www.rijksoverheid.nl/vraag-en-antwoord/huis-kopen/hoeveel-bedenktijd-heb-ik-na-het-kopen-van-een-woning
  3. Rijksoverheid, Transfer tax exemption (Dutch): https://www.rijksoverheid.nl/vraag-en-antwoord/huis-kopen/vrijstelling-overdrachtsbelasting
  4. Belastingdienst, Transfer tax rate (Dutch): https://www.belastingdienst.nl/wps/wcm/connect/bldcontentnl/belastingdienst/prive/woning/overdrachtsbelasting/tarieven_overdrachtsbelasting/het_tarief_van_de_overdrachtbelasting
  5. NHG, NHG limit in 2026 (Dutch): https://www.nhg.nl/nhg-actueel/nhg-grens-in-2026-vastgesteld-op-470000/
  6. Temporary Mortgage Credit Regulation 2026 (Dutch): https://wetten.overheid.nl/BWBR0032503/2026-01-01/0

Not financial advice. This guide explains rules; your own situation may work out differently.

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