How do internationals get a mortgage in the Netherlands?

The Dutch housing market in 2026 is both attractive and challenging for internationals. Whether you're a highly skilled migrant from a country outside the EU, an EU citizen working for a multinational company, or an entrepreneur with a start-up visa, the mortgage process follows specific rules that differ from the standard procedure for Dutch people. At a time when banks are looking more closely at the origin of assets and the stability of residence permits, good preparation is half the work.

In 2026, the starting point of Dutch lenders is simple: anyone who lives lawfully in the Netherlands and has a stable income is eligible for a loan. The nuance, however, lies in the conditions that banks set for residence status and the length of the employment history. In this article, we discuss the essential steps for internationals to obtain a mortgage.

The meaning of residence status

The very first question that every mortgage advisor will ask in 2026 is: on the basis of which visa are you staying here? This is because your status determines which banks you can go to and what percentage of the home value you can borrow.

• EU/EEA citizens: For citizens of the European Union, the process is almost the same as that for Dutch people. They do not require a separate residence permit and can borrow up to 100% of the market value, provided that their income allows it.
• Non-EU citizens (Highly skilled migrants): Holders of a residence permit for highly skilled migrants are considered to be very low risk by banks. In 2026, almost all banks will accept their application, often from the first day they work in the Netherlands.
• Other visas: People with a family reunification visa or a temporary work permit often have stricter requirements. Banks then often ask for a larger deposit of their own money (e.g. 10% to 20% of the purchase price) or require that the partner who co-signs the application has a permanent right of residence.

Income requirements and the 30% ruling

In 2026, the way in which banks look at the income of internationals changed, partly due to the austerity of the 30% ruling.

Although the 30% ruling provides a higher net income, most banks look at the gross annual salary to determine the maximum loan. In 2026, however, there will be specialized lenders that take the tax benefits of the scheme into account in the affordability analysis, so that internationals can sometimes borrow just a little more than would be possible on the basis of a regular salary. Here, it is essential to submit a recent employer statement confirming not only the salary, but also the intention to have permanent employment.

The importance of employment history and probation

A common mistake made by internationals in 2026 is applying for a mortgage while they are still in their probationary period. In principle, banks do not provide loans while the probationary period is still running.

Once the probationary period is over, the application can start immediately. For internationals who work as self-employed people (freelancers), the process became more accessible in 2026. Where three years of figures were previously required, twelve months of Dutch annual figures are now often sufficient, provided that there is a solid track record in the same industry in the country of origin. Banks use specialist analysts to review foreign tax returns and annual reports.

Own money and additional costs

In the Netherlands, you can borrow a maximum of 100% of the home value in 2026. This means that all additional costs, the so-called “buyer costs” (k.k.), must be paid out of pocket.

For internationals, it is crucial to take into account a buffer of approximately 4% to 6% of the purchase price. This covers transfer tax (unless you fall under the starter exemption), notary fees, valuation costs and mortgage advice costs. In 2026, banks will very strictly check the origin of their own money under the Wwft (Prevention of Money Laundering and Terrorist Financing Act). If the money comes from a sale of a home abroad or a donation from family, all documents must be officially translated and verifiable.

The role of the National Mortgage Guarantee (NHG)

Many internationals do not know that they will also be able to claim the National Mortgage Guarantee in 2026, provided that the home price remains below the cost limit.

The NHG not only offers a safety net if you are no longer able to pay the mortgage through no fault of your own, but also gives you a significant discount on mortgage rates. For internationals who plan to stay in the Netherlands for at least five to ten years, the NHG is an excellent way to reduce monthly costs. The conditions for NHG will be the same in 2026 for Dutch people and internationals with a valid permanent residence status or as highly skilled migrants.

Documentation and translations

Collecting the right documents is often the most time-consuming part for internationals. In 2026, the process will be mostly digital, but documents from abroad (such as proof of student debt or a summary of current loans in the home country) often need an apostille or a certified translation.

Banks will scan international credit records in 2026. Concealment of a loan or student debt abroad can lead to the immediate rejection of the mortgage application due to fraud. It is therefore very important to be fully transparent about your global financial situation from the first meeting.

Taking out a mortgage as an international requires an advisor who knows the nuances of international treaties and specific banking rules for non-residents. Although the market is competitive in 2026, the opportunities for internationals are greater than ever, provided that the administrative foundations are solid.

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