Why do rates differ for expats?

In the 2026 economic landscape, the Netherlands remained one of the most popular destinations for international talent. Although the Dutch government and the business community are doing everything in their power to attract highly skilled migrants, many newcomers encounter a financial paradox: as soon as they want to take out a mortgage, loan or insurance, they often face different rates or stricter conditions than their Dutch colleagues. This difference in pricing is not arbitrary discrimination, but a result of complex risk models, legal frameworks and the specific socio-economic position that an expat occupies.

For lenders and insurers, it's all about predictability. By definition, an expat involves variables that are more difficult for a traditional bank to estimate. In this article, we dive deep into the reasons why expat rates will differ in 2026 and which factors will have the most influence on them.

The “flight risk” and legal enforceability

The main reason why banks will still charge a risk mark-up for expats in 2026 is what is called the “flight risk” or departure risk in jargon. A Dutch citizen usually has deep roots in the country, ranging from family ties to an accrued pension and local assets. An expat is statistically more likely to decide to return to their country of origin in the event of an economic recession or personal setback.

When an expat leaves a substantial debt and leaves the Netherlands, it becomes extremely costly and legally complex for a lender to collect this amount across the border, especially if the country of origin is outside the European Union. To compensate for this potential loss, higher interest rates are often requested or the maximum loan relative to the home value (Loan-to-Value) is limited to, for example, 90% instead of the usual 100%.

Uncertainty about residence status

In 2026, the residence permit will be a crucial document for every financial application. Fees vary widely based on the type of visa an expat holds. A distinction is usually made between three categories:

• EU/EEA citizens: They have the right to free movement and are often equated to Dutch people by banks, provided they have a stable income.
• Highly Skilled Migrants: Although they are welcome, their stay is often linked to a specific employer. When the job stops, the residence permit often also stops. This income is therefore seen as less stable than that of someone with a permanent right of residence.
• Non-EU citizens without permanent status: They are faced with the most stringent requirements. Banks often charge an interest surcharge here because the horizon of the loan (often 30 years) extends far beyond the validity of the current residence permit.

The 30% ruling: A double-edged sword

The famous 30% ruling, which offers expatriates a significant tax advantage, will have a direct impact on borrowing capacity and associated rates in 2026. Although the scheme provides a higher net income, banks know that this benefit is temporary (usually five years).

Lenders must calculate whether the rent or mortgage is still affordable after the tax discount expires. In practice, this means that banks often charge with a 'fictitious' lower income to cover long-term risks. Because the calculation therefore differs from the standard Nibud standards, the application often ends up with a specialized department. The additional administrative costs for this manual assessment are indirectly included in the rates.

Lack of local credit history (BKR)

In the Netherlands, the Credit Registration Office (BKR) is the holy grail for creditworthiness. During his life, a Dutchman builds up a file showing that he has faithfully paid his telephone subscription, credit card and previous loans. An expat who has just arrived in the Netherlands is a “blank page” for the BKR.

For a bank, a lack of history in 2026 is almost as risky as a negative history. Because the bank cannot see how the expat has dealt with debts in the past, a higher risk profile is assumed by default. Although international credit checks are possible, integrating foreign data into Dutch systems is costly and time-consuming, paving the way for different rates for “expat-specific” products.

Currency risks and foreign assets

Many expats who work in the Netherlands in 2026 receive part of their income in a currency other than the euro (for example, through stock options or bonuses from an American or British parent company). It is also possible that they have assets abroad that they want to use as collateral.

Exchange rate fluctuations can drastically affect an expat's disposable income. A bank that provides a mortgage in euros based on income in dollars builds in a safety margin. In 2026, banks will often apply a 'haircut' to foreign income, including, for example, only 80% or 90% of the value. The complexity of these international income streams requires specialist knowledge, and the scarcity of providers who dare to do so is driving up the rates in the niche market for expats.

Insurance and statistical data

Not only among banks, but also among insurers, we will see rate differences in 2026. This is often due to the lack of transferable data. An expat who has driven without damage in his country of origin for twenty years often has trouble redeeming this with a car insurer in the Netherlands.

Without official, internationally recognized proof of damage-free years, the expat in the Netherlands starts at the bottom of the ladder (step 0). This results in a premium that can be two to three times higher than that of a local resident with the same driving history. Although some insurers specifically focus on expats and accept foreign statements, they often charge a higher basic premium because of the extra verification steps they have to take.

The rate differences for expats in 2026 are therefore a sum of information asymmetry, legal uncertainty and the costs of customization. Although the market is becoming more transparent, the status of an “international professional” remains a factor that influences the price of financial rest in the Netherlands.