Buying a home as an expat in the Netherlands? Here’s what you need to know.

You want to buy a home in the Netherlands, but you’re originally from abroad. How does that actually work? Where do you start? And would buying be a smart idea to begin with, as an expat?

Maikel Ros, mortgage advisor at De Hypotheekshop Haarlem Centrum, has been helping international clients buy homes in the Netherlands since 2012. “Whether you’ve relocated through an employer or moved here by choice, everyone deserves solid financial advice. People come from all over the world, each with their own story, dreams, and plans. It’s a privilege to be part of that journey.”

We spoke with Maikel about the expat market, common pitfalls, and his most important tips for international buyers.

Is now a good time for international buyers to purchase a home in the Netherlands?

“For most international clients, it’s not so much about whether it’s a good time to buy – they simply need a place to live. They often start by renting through their employer, typically for a year. Once they realise they could be living somewhere more spacious for less than their rent, the decision to buy becomes a no-brainer. Whether or not the housing market is in their favour at the time becomes secondary.

If you know you’ll be staying for more than two and a half to three years, I almost always recommend buying. It’s an investment in yourself. For many of my clients, buying a home is also a way to build their pension. Expats often work in several countries throughout their careers, leading to fragmented pension contributions. Owning property – even in multiple countries – provides a sense of long-term security.

What’s more, many expats end up staying. They settle down, start families, and look for more space. That often means moving beyond the major cities. In the Netherlands, distances are relatively short. Someone who has lived in London might view Alkmaar or Uithoorn as Amsterdam’s countryside – and they’re perfectly happy to live outside the city. That kind of flexibility opens up new possibilities in the housing market.”

How does the home-buying process work for international clients?

“In many countries, the home-buying process is completely different from what we know here. In the US or UK, for example, you typically get a pre-approval from the bank that allows you to bid on any home. In the Netherlands, that’s not how it works. First, you get an estimate of how much you can borrow. Then you make an offer on a specific property. Only once your offer is accepted does the bank evaluate your mortgage application, based on that particular property. It’s an important distinction to understand.

Also, the role of the estate agent is different. In the Netherlands, it’s common to hire a buyer’s agent, although it’s not mandatory. Still, I strongly recommend it. These agents know the market, speak the language, and help you move quickly and seriously through the bidding process. Especially in a competitive market, they’re invaluable.

I also see many international clients who would like the option to rent out their property, perhaps during holidays or when they return to their home country for a while. In many countries, that’s allowed by default – but not here. In the Netherlands, you need permission from your lender. If you want to rent out your property long-term, you even need a special rental mortgage. If you’ve moved abroad again and no longer have a Dutch employment contract, that gets tricky. That’s why we discuss these possibilities early – some lenders are more flexible with rental options than others.”

Maikel Ros: “When you buy a home in another country, you need to know exactly where you stand. You want an advisor who already knows the ropes — like how the 30% tax ruling for expats actually works, what you need to rent out your home, or which banks accept income from abroad. That knowledge makes all the difference.”

What’s your most important advice for international buyers?

“Step one? Come in for a consultation. Only once you know what you can borrow, can you start looking for homes in a focused, effective way. And after that first consultation,  find a real estate agent who’s experienced in working with expats. I’m more than happy to connect you. Don’t start viewing homes without financial insight and just hope for the best – that only leads to unnecessary stress.

I also advise against going straight to your own bank to ask about mortgage options. They might say, ‘Sorry, you don’t qualify.’ But that only means: ‘Not with us.’ Or they might say ‘Sure, no problem’, and present you with an offer that comes with a sky-high interest rate. Either way, you’re not getting the full picture. As an independent advisor, I know exactly where you do qualify. Over the years, I’ve also built a broad network of estate agents, insurers, and tax specialists with experience in helping international clients. And I’ll make sure you benefit from that.”

Want to know what your options are? Maikel – and his colleagues – look forward to helping you discover what’s possible for your situation. Book a free consultation!