Buying a home in the Netherlands as an expat
Vynanzie advises expats who want to buy a home in Almere, Amsterdam or elsewhere in the Netherlands. The whole conversation can be in English, and one advisor stays with you until you get the keys. The first meeting is free, at our office in Almere, by video or by phone.
What changes when you are an expat
Dutch lenders look at the same things for every buyer: your income, your other obligations and the value of the home. As an expat you will also get questions about your residence permit, the length of your employment contract and the tax-free allowance under the 30% ruling. Each lender sets its own conditions for these, so it helps that we compare more than 20 lenders.
Your advisor explains each Dutch step in English, from the offer on the house to the appointment at the notary, and tells you in advance which papers you will need.
What you need for a Dutch mortgage
Lenders do not all ask for exactly the same documents. Expect at least the following.
- A citizen service number (BSN), which you receive when you register with the municipality where you live.
- A valid passport or ID card and, if you are not an EU citizen, your residence permit.
- An employer's statement and your most recent payslips.
- If the 30% ruling applies to you, the decision (beschikking) from the Dutch Tax Administration.
- Bank statements that show your savings, because you pay part of the purchase costs yourself.
The 30% ruling and your mortgage
Under the 30% ruling, officially called the expat scheme, your employer may pay part of your salary as a tax-free allowance for up to five years. In 2026 that allowance is at most 30% of your salary including the allowance. The Dutch government has announced that the maximum drops to 27% from 2027.
To qualify in 2026, your taxable salary without the allowance must be above € 48,013 a year. If you are under 30 and hold a Dutch master's degree or an equivalent foreign degree, the threshold is € 36,497. The allowance is calculated on a salary of no more than € 262,000. You must also have been recruited from abroad for expertise that is hard to find in the Netherlands, and the Dutch Tax Administration decides whether the ruling applies to you.
How the allowance counts towards your income differs per lender. The ruling ends after five years at most, and your monthly costs must still fit your income without the tax-free allowance. In the first meeting we calculate both situations for you.
Figures for 2026, from rijksoverheid.nl and belastingdienst.nl.
How we work
- 1
Getting acquainted
In a free meeting of about 45 minutes we discuss your plans and your income. Afterwards you know roughly what is possible and how we work.
- 2
Calculating and comparing
Your advisor works through your numbers and compares the terms of more than 20 lenders. The advice report explains why we recommend a particular mortgage.
- 3
Application
We submit the mortgage application and gather the documents with you. Stefanie keeps your file in order, so you always know what is still needed.
- 4
The notary and after
You sign at the notary once you understand everything. After the handover your advisor stays available, for example when your income changes or your fixed-rate period ends.
Advice in English, in Almere or online
Our office is at Schoutstraat 8 in Almere and is open Monday to Friday from 9.00 to 17.30, with weekends by appointment. If you live or work elsewhere, for example in Amsterdam, we can meet via Microsoft Teams or by phone, in English or in Dutch.
Estate agent IMMO Arie van der Lee, our sister company, is at the same address. You are free to work with another estate agent; our advice does not depend on it.
More about our mortgage advice in AlmereFrom our knowledge base
Our advisors write about the questions they hear most often.
How much of your own money do you need to buy a house?
In 2026 a Dutch mortgage may not exceed the value of the home. Which buyer's costs you pay yourself, what is deductible and two examples from Almere.
Starter exemption from Dutch transfer tax: conditions and limit 2026
Under 35 and buying a home up to € 555,000? Then you pay no Dutch transfer tax in 2026. The conditions, buying together and three examples from Almere.
The NHG limit in 2026 and what NHG gives you
The NHG limit in 2026 is € 470,000. What the Dutch mortgage guarantee costs, what it does for your rate and payment problems, with an Almere example.
How much can I borrow for a mortgage in 2026?
How much can you borrow in 2026? Income, test rate, student debt, energy label and property value explained, with an example from Almere.
Schedule a meeting
Book a no-obligation appointment
In 45 minutes we will identify which mortgage suits your situation, free and without obligations.
- Free and no-obligation
- Online or at your home
- Instant confirmation email
- AFM certified advice
How would you like to meet?
Choose the option that suits you best.
Frequently asked questions
Questions from expats about a Dutch mortgage
Can I get a mortgage in the Netherlands without a permanent residence permit?
That depends on the lender. Each lender sets its own conditions for residence status and employment contract, and your advisor checks which lenders accept your situation before you make an offer on a house.
Can the whole process be in English?
Yes, the meetings with Vynanzie and our advice can be in English. Some documents from other parties may be in Dutch, and your advisor explains what they mean.
Does the tax-free allowance of the 30% ruling count as income for my mortgage?
Each lender decides that for itself. Your monthly costs must also fit your income once the ruling ends, so without the allowance. In the first meeting we look at your payslip and your decision from the Tax Administration and calculate what that means for you.
How much can I borrow as an expat?
The same Dutch lending rules apply to you as to every other buyer, based on your income and the interest rate. Our mortgage calculator gives an indicative amount, and our article on how much mortgage you can get in 2026 explains the rules.
Do I have to live in Almere to work with you?
No. Our office is in Almere, and with clients elsewhere in the Netherlands we meet via Microsoft Teams or by phone.
What does the first meeting cost?
The first meeting is free and takes about 45 minutes. You hear what the advice and the application cost afterwards in that meeting, before you sign anything.