Buying a house in the Netherlands as a foreigner (2026): this is how it works

The Netherlands is an attractive place to live and work for many international professionals. The strong economy, international companies, and good infrastructure make the country popular among expats who want to settle for a longer period. Once accustomed to life in the Netherlands, people therefore regularly consider buying a home instead of continuing to rent.

But buying a house in the Netherlands works differently than in many other countries. From applying for a mortgage to making an offer and signing the purchase deed, the Dutch buying process involves various rules and financial obligations.

For foreign buyers, additional questions arise. Can you buy a home without Dutch nationality? Do you need a residence permit? And how much personal funds do you need to bring?

This article explains how, as a foreigner, you can buy a house in the Netherlands in 2026, what costs you can expect, and how to properly prepare your search. Also read our guide for expats or check out homes for sale in Amsterdam.

Yes. You do not need to have Dutch nationality to buy a property in the Netherlands. People from other EU countries and countries outside the European Union can, in principle, also own Dutch real estate.

However, there is an important difference between the right to buy a home and the right to live in the Netherlands.

Buying a house does not automatically give you a residence permit. For people from outside the EU, EEA, or Switzerland, additional residence rules may apply, depending on their nationality and personal situation.

For EU citizens, the process is generally simpler, as they are allowed to live and work in the Netherlands under certain conditions based on the European free movement rules.

Even if you still live abroad, you can in principle buy a Dutch home. Obtaining a mortgage can be more complicated, however. Lenders assess, among other things, where you live, in which currency you receive your income, and how stable your financial situation is.

Anyone who plans to stay in the Netherlands for more than four months must generally register with the municipality in the Personal Records Database (BRP) within five days of arrival. In doing so, you will receive a citizen service number (BSN) if you do not already have one (Rijksoverheid, 2026; Government.nl, 2026).

For many foreign buyers, the mortgage is one of the most important parts of the purchasing process.

In the Netherlands, in 2026, you can in principle finance a maximum of 100% of the appraised market value of a home with a regular mortgage. How much you can actually borrow also depends on your income, financial obligations, mortgage interest rate, and personal circumstances (Rijksoverheid, 2026).

An example: you buy an apartment for €400,000, but the appraiser determines the market value at €390,000. Based on the property value, you can in principle borrow a maximum of €390,000. The difference of €10,000 must be financed by yourself, in addition to the additional purchase costs.

Expatriates are not automatically subject to different legal mortgage rules than Dutch buyers. Banks can, however, apply additional conditions.

For example, a lender may ask about your employment contract, residency status, income history, or the currency in which your salary is paid.

Do you have a temporary employment contract? That does not automatically mean you cannot get a mortgage. Depending on the situation, an employer's statement with a letter of intent or other income documentation can help in the assessment.

Self-employed entrepreneurs can also apply for a mortgage but usually need to provide additional financial information. Think of annual accounts, tax returns, and information about the continuity of their business.

Before you actively start viewing homes, calculate how much you can responsibly borrow. This way, you prevent falling in love with a home that turns out to be financially unfeasible.

A common misconception is that when buying a house in the Netherlands, you always need a large down payment.

Because a mortgage can, in principle, amount to a maximum of 100% of the appraised market value, you do not automatically have to pay a fixed percentage of the purchase price yourself. However, you do need to take into account costs that typically do not fall within that standard mortgage range.

These additional costs are often referred to as 'buyer costs' (Notaris.nl, 2026).

Think of transfer tax, notary fees, appraisal costs, mortgage advice, and any costs for a purchasing agent or structural inspection.

For an existing home of €400,000 that you plan to live in long-term, the transfer tax in 2026 is normally 2%. This amounts to €8,000 (Belastingdienst, 2026).

In addition, you pay the costs for the notary, appraiser, and any other advisors. The final amounts vary depending on the service provider and personal situation.

For first-time buyers, there is an important exception.

If at the time of the property transfer you are at least 18 and younger than 35 years old, you will live in the home long-term yourself, and you have not previously used the first-time buyer exemption, then in 2026 you may be exempt from transfer tax under certain conditions for a property value of up to €555,000 (Tax Authorities, 2026).

This exemption does not apply exclusively to people buying a house for the first time. Even someone who has previously owned a home may be eligible under certain conditions, as long as the exemption has not been used before.

Are you buying a property that you will not use as your main residence, for example a second home or a rental property? Then in 2026, a transfer tax rate of 8% generally applies.

Therefore, make sure you know how much own money you need to have available before making an offer. Also, take into account a financial buffer for moving, furnishing, and unexpected expenses.

The Dutch housing market varies greatly per city. Prices, available housing types, and living environment can differ significantly.

Amsterdam is attractive for international professionals who want to live close to major employers, cultural amenities, and an international community. The demand for owner-occupied homes is high, and especially apartments in central locations can be expensive. See owner-occupied homes in Amsterdam.

Rotterdam offers a combination of modern apartments, characteristic homes, and various residential districts. The city has a strong international appeal and is interesting for people who like living in a big city. See owner-occupied homes in Rotterdam.

Utrecht is popular due to its central location, historic city center, and good train connections. For people who regularly travel to different Dutch cities, Utrecht can be a practical place to live. See homes for sale in Utrecht.

Eindhoven attracts many international employees due to the technology sector and the presence of large employers in the region. The housing supply consists of both existing homes and new construction projects. See homes for sale in Eindhoven.

The Hague combines an international working environment with historic neighborhoods and proximity to the beach. The city is particularly interesting for professionals working at international organizations. View homes for sale in The Hague.

Smaller towns and places around these large cities also deserve attention. Those willing to live a bit further from the center can explore a larger search area.

Compare not only the asking price, but also accessibility, monthly housing costs, and amenities in the area.

Buying a house in the Netherlands consists of several steps. For foreign buyers, it is wise to understand these in advance, because some parts proceed differently than in their home country.

The first step is determining your budget. Have it calculated how much mortgage you can get and how much of your own money you need.

Next, you can search specifically for homes that fit within your budget and housing preferences.

With Findsy you can discover the sale housing offerings from multiple sources in one place. This way, you can compare different houses and keep your search organized without checking separate websites each time. For example, start via homes for sale in the Netherlands.

Have you found an interesting property? Then you can request a viewing through the provider or the responsible real estate agent.

During the viewing, it is important to look beyond the appearance of the property. Pay attention to maintenance, insulation, any defects, and the condition of key components such as the roof, window frames, and installations.

Do you want to buy the property? Then you can make an offer. You can include conditions, for example, a financing condition or a condition for a structural inspection.

When the seller accepts your offer, the agreements are recorded in a written purchase agreement.

When a private buyer who is not acting in the course of a profession or business purchases a property, the binding purchase agreement only comes into effect after both parties have signed the written agreement.

After receiving the purchase agreement signed by both parties, you as a private buyer have a three-day statutory reflection period. During this period, you can withdraw from the purchase without giving a reason and without compensation. Specific rules regarding weekends and holidays apply for calculating the period (Rijksoverheid, 2026).

After that, the mortgage and any other conditions are definitively arranged.

The final step is the transfer at the notary. There, the deed of transfer and, if applicable, the mortgage deed are signed. After the legal transfer, you are officially the owner of the house. See also the overview of Rijksoverheid on buying a house.

Anyone who buys an apartment in the Netherlands often has to deal with an Owners' Association, abbreviated as VvE.

The VvE is responsible for the management and maintenance of common parts of the building. Think of the roof, the facade, stairwells, and sometimes the elevator.

As an apartment owner, you usually pay a monthly contribution to the VvE. The amount depends, among other things, on the building, the maintenance needs, and the financial reserves.

Before you buy, check whether the VvE is active, whether there is sufficient money available for future maintenance, and whether a multi-year maintenance plan exists.

An apartment with a relatively low asking price may turn out to be more expensive in the long run if major maintenance work is needed and the VvE has insufficient reserves.

Also pay attention to the ownership situation of the land.

Especially in Amsterdam, there are homes where leasehold applies. This means that you have the right to use the land, but are not necessarily the owner of the land itself.

Depending on the leasehold conditions, a periodic fee, also called ground rent, may be due. Sometimes this is bought off for a certain period.

Therefore, always check the leasehold conditions, any future payments, and the implications for your financing.

Different documents may be required when buying a house and applying for a mortgage.

For employees, this often involves a valid ID, recent payslips, an employer's statement, and information about the employment contract.

In addition, a lender may request bank statements, details of existing loans, and proof of personal funds.

For international employees, additional documents may be necessary, such as information about a foreign employer, a residence permit, or income details from another country.

Are you self-employed? Then you often need to provide annual accounts, tax returns, and other financial documents.

The exact requirements differ per mortgage provider. Therefore, ask in time which documents are needed in your situation.

Please note that some foreign documents need to be translated or officially verified.

By gathering this information in advance, you prevent delays during the mortgage process.

Buying a home is a major financial decision. Especially if you are not familiar with the Dutch housing market, it is important to avoid common mistakes.

A first mistake is searching without first investigating your mortgage options. This can lead to spending time on homes that are outside your budget.

A second mistake is only taking the asking price into account. Additional costs, maintenance, municipal taxes, and any homeowners' association fees affect your total housing expenses.

Also, making an offer without fully understanding the conditions carries risks. In particular, the absence of a financing condition can have significant financial consequences if your mortgage application is ultimately rejected.

In addition, buyers sometimes underestimate the importance of a structural survey. A house can look good, while hidden defects later cause high costs.

For apartments, insufficient research into the homeowners' association or leasehold is also a common mistake.

Finally, it is wise not to focus solely on one city or neighborhood. By comparing different locations, you get a better idea of what is possible within your budget.

Buying a house in the Netherlands as a foreigner is quite possible in 2026, but requires careful preparation. Dutch nationality is not a requirement, but your residence status, income, and financial situation can affect your mortgage possibilities.

Therefore, have a calculation made in advance of how much you can borrow, take additional costs into account, and ensure that your documents are complete.

Also compare different cities and neighborhoods, check the condition of the property, and read all contract terms carefully before you sign.

Do you want to compare properties for sale in different Dutch cities in an organized way? Discover the available housing options via Findsy and make your search for a home to buy in the Netherlands easier.