Which visas make it possible to buy a property here?

In the Netherlands in 2026, the housing market is a complex playing field, especially for people who are not from the European Union (EU) or the European Economic Area (EEA). A common misconception is that you need a specific type of visa to physically own a home. From a legal point of view, the Netherlands has no restrictions on foreign buyers; anyone, regardless of nationality or residence status, can buy real estate. The real challenge, however, lies in financing and long-term planning.

Without the right visa or residence permit, it will be almost impossible to take out a mortgage with a Dutch bank in 2026. This is because banks require certainty that the buyer stays in the country long enough to repay the loan. In this article, we investigate which visas and residence statuses will open the doors to the Dutch housing market and the associated financing in 2026.

The highly skilled migrant

The most common visa for non-EU citizens who want to buy a home in 2026 is the residence permit for highly skilled migrants. This visa is intended for highly educated professionals who are brought to the Netherlands by a recognized sponsor (employer).

• Financing options: Banks regard highly skilled migrants as a low risk. In 2026, almost all major lenders will accept mortgage applications from highly skilled migrants, provided they have an indefinite employment contract or a statement of intent from the employer.
• Income requirements: Because this visa comes with a strict salary minimum, these migrants often have the income needed to finance a home in the current market. In addition, they can often make use of the 30% rule (although it was further cut in 2026), which increases their net disposable income and thus their borrowing capacity.

The EU blue card (EU blue card)

For highly qualified workers from outside the EU, the European Blue Card in 2026 is a powerful tool. This visa offers more mobility within the European Union and is highly valued by banks.

Buyers with a Blue Card will have almost the same rights in the mortgage market as Dutch people in 2026. Banks see this visa as proof of a stable and sustainable economic position. An important advantage is that the accrual of rights to a permanent residence permit can be faster, which reduces the long-term risks for a mortgage lender. When applying for a mortgage, the remaining period of validity of the card is often considered, but with a permanent contract, this is rarely a stumbling block.

Self-employed entrepreneurs and the start-up visa

For entrepreneurs from outside the EU, the road to owning their own home in 2026 is more challenging, but certainly not impossible. A distinction is made between the regular self-employed visa (based on the points system) and the start-up visa.

Start-up visa holders often find it difficult to get a mortgage in their first year because they are not yet able to provide a track record of profitability. However, entrepreneurs who stay on a “regular” business visa and have been able to show annual results for three years will be well helped by specialized mortgage advisors in 2026. In doing so, banks are taking a critical look at the sustainability of the business model and the status of the residence permit. If the license is based on an innovative concept supported by the RVO (Rijksdienst voor Ondernemend Nederland), this can increase a bank's credibility.

The permanent residence permit (Permanent residency)

This is the “gold standard” for foreign home buyers in the Netherlands. Once an expat or migrant has lived and worked continuously in the Netherlands for five years on the basis of a valid title, he can apply for a permanent residence permit.

In 2026, banks will no longer make any distinction between a permanent residence permit holder and a Dutch citizen. The financing conditions, interest rates and access to the National Mortgage Guarantee (NHG) have been fully aligned. For those currently on a temporary visa and dreaming of a home, building the years towards permanent residence is often the most solid financial strategy.

Family reunification and partner visas

People who stay in the Netherlands on the basis of a family reunification visa (for example as a partner of a Dutchman or highly skilled migrant) can of course also buy a home.

When applying for a mortgage in 2026, their income fully counts, provided they have legal permission to work (usually stated on the back of the residence document: “Work freely allowed, no TWV required”). In this case, banks look at the joint income. One risk factor that banks do consider in 2026 is the dependence on the status; if the relationship ends, the residence permit may expire, which poses a risk to payment capacity. That is why banks sometimes ask for a higher excess value or a slightly larger deposit of their own money in these situations.

The “Golden visa” and investments

Unlike some other European countries, the Netherlands will no longer have a classic 'Golden Visa' in 2026, where a home investment directly leads to a residence status. There is a scheme for foreign investors who invest at least €1.25 million into Dutch business, but this is strictly separate from the purchase of private real estate. Those who want to buy property in the Netherlands purely for investment without living here can do so on a tourist visa or even without a visa, but will face an extremely high transfer tax of 10.4% in 2026 and the fact that Dutch banks rarely provide “buy-to-let” mortgages to non-residents.

While the status of your 2026 visa will determine how you buy, the market is accessible to anyone who can demonstrate economic stability. The key to success for foreign buyers isn't just finding the right home, but finding a mortgage lender who understands the nuances of international visas.

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