Buying a home in the Netherlands as an expat
Mortgage guide and expert help
Are you an expat looking to buy a home in the Netherlands? Whether you’re settling here for work, family, or simply a new adventure, getting a mortgage in a foreign country can seem overwhelming. The Dutch housing market has its own rules, terms, and expectations, but you don’t have to figure it out alone.
At MarsMaris Hypotheken, we help internationals just like you secure the right mortgage with clear advice, step-by-step guidance, and personal attention.
From eligibility to application, we make the process easier and more transparent.
So you can feel at home, sooner.
Step-by-step mortgage guide for buying a house in the Netherlands as an expat
Buying a home in the Netherlands can be both exciting and overwhelming, especially when you’re new to the country.
At MarsMaris Hypotheken, we make sure you understand every step of the process, from deciding whether to rent or buy, to getting the keys to your new home. With clear guidance, personal advice and a strong understanding of the Dutch housing market, we help expats like you make confident, well-informed decisions. Here’s how it works
What can you expect from us?
At MarsMaris Hypotheken, it’s all about you.
We understand that getting a mortgage is a big decision.
That’s why we guide you with clear communication and advice that truly fits your personal situation.
Personal advice and genuine attention
Whether you already know a lot or are just starting your journey, we take the time to listen carefully to your unique story and wishes. No one-size-fits-all solutions here – we create a financial plan tailored to who you are and what you need.
Independent and objective advice
We’re not a bank – we’re an independent mortgage advisory firm. This means we have access to a wide range of lenders and can offer you unbiased comparisons. You get the best possible deal that truly matches your situation.
Clear explanations and full transparency
We believe in clarity. That means no jargon, no fine print, and no hidden costs. We explain everything in plain English so you know exactly what to expect. Because when things are clear, you feel at ease – and that’s exactly what you deserve.
Complete support – now and in the future
From your first appointment to signing at the notary, we take care of everything – your mortgage and the insurances that go with it. And if your life changes later – a new job, a growing family, new plans – we’ll be there to help you reassess and adjust.
Guideline prices for our mortgage advice
Fair, transparent, and tailored to your situation.
Guideline price for expat mortgage advice:
From € 2495.-
Would you like to explore all options and fees in your own time?
You’ll find a clear overview on our pricing page.
What is a...?
At MarsMaris Hypotheken, we understand that you may have lots of questions.
Below, you’ll find answers to the most frequently asked questions for your situation.
Annuity Mortgage
Annuity mortgage: predictable monthly costs and full repayment
An annuity mortgage is a popular type of mortgage in the Netherlands where your monthly payment stays the same throughout the fixed interest period. This steady monthly amount includes both interest and repayment of the loan principal. By the end of the mortgage term, your entire loan will be fully paid off.
How does an annuity mortgage work?
At the beginning of the term, a larger share of your monthly payment goes toward interest, and a smaller part toward repaying the principal. Over time, the principal portion increases while the interest portion decreases. Since the amount of interest you pay (and can deduct from your taxes) declines over the years, your tax benefit gradually decreases as well.
Key features of an annuity mortgage
Your gross monthly payment (interest plus principal) stays the same each month.
The mortgage is fully repaid by the end of the term.
Repayments are made consistently over the entire period.
You have the security of knowing your loan will be fully paid off.
Advantages of an annuity mortgage
You always know what to expect, as your monthly payment remains stable.
Your entire mortgage is repaid by the end of the term.
You enjoy higher tax deductions on interest payments in the early years.
Initial monthly payments are often lower, since you’re repaying less principal at the start.
Disadvantages of an annuity mortgage
Your tax benefit decreases over time as you pay less interest.
You pay more interest in the beginning and repay less principal compared to a linear mortgage.
Repayment and extra repayments
Principal repayment happens automatically through your monthly payments. Roughly halfway through the term, you’ll have repaid about one-third of the loan. By two-thirds of the way, you’ll have paid off around half.
You can also make extra repayments. This may reduce your future monthly costs, but it also means using savings. Extra repayments can sometimes trigger a penalty, so it’s wise to discuss this with an advisor to decide what’s best for you.
Annuity or linear mortgage?
Since 2013, only annuity and linear mortgages are eligible for mortgage interest tax deduction for first-time homebuyers in the Netherlands. The key difference is that with an annuity mortgage, you repay less principal in the early years. With a linear mortgage, you repay the same amount of principal each month, resulting in higher initial payments but a quicker decline in total costs.
Is an annuity mortgage right for you?
At MarsMaris Hypotheken, we’re happy to explore whether an annuity mortgage matches your financial goals and future plans. We’ll explain everything clearly, take the time to listen, and guide you through every step, so you can make a confident decision about your new home in the Netherlands.
Linear mortgage
Linear mortgage: faster repayment and gradually decreasing monthly costs
Prefer to repay your mortgage quickly and watch your monthly costs go down over time? Then a linear mortgage might be the right choice for you.
With a linear mortgage, you repay the same amount of principal every month. This means your outstanding loan balance steadily decreases. Because you only pay interest on the remaining balance, your interest payments also go down over time. As a result, your total monthly payment becomes lower each month.
Just like the annuity mortgage, the linear mortgage has been one of the two standard types in the Netherlands since 2013 if you want to qualify for mortgage interest tax deduction.
How does a linear mortgage work?
Let’s say you borrow €216,000 for a 30-year term. You would then repay €600 of principal each month. In the beginning, your interest payments are relatively high because you’re still paying interest on the full amount. Over time, as your loan decreases, your interest payments get smaller too.
What does this mean for you?
Your monthly costs start out higher than with an annuity mortgage, but they gradually go down. You build equity from day one, because every month you reduce your loan balance. And by the end of the term, your mortgage will be fully repaid, giving you peace of mind and financial freedom.
Advantages at a glance
You repay a fixed amount of principal every month.
Your mortgage balance shrinks month by month.
Interest payments and total monthly costs steadily decrease.
You’re guaranteed to be debt-free at the end of the term.
In the early years, you benefit from higher mortgage interest tax deductions.
And the downside?
Your monthly payments are higher at the beginning compared to an annuity mortgage.
Your tax benefit declines over time as your interest payments go down.
Is a linear mortgage right for you?
A linear mortgage isn’t for everyone, but it can be a smart choice if you have enough financial flexibility and prefer to pay off your loan as quickly as possible. At MarsMaris Hypotheken, we take the time to listen and help you choose what truly fits your situation. We’ll explain everything in plain English and make sure you feel confident about your next step.
Want to know if this mortgage suits your plans?
We’re happy to walk you through it. Whether you’re new to the Dutch housing market or looking to switch, we’ll find a solution that works for you.
Let’s find the mortgage that fits your life: now and in the future.
Interest-only mortgage
Interest-only mortgage: low monthly costs, but important considerations
An interest-only mortgage is a type of loan where you only pay the interest during the term, not the principal. This keeps your monthly payments low,
but it does mean you’ll need to repay the full mortgage amount in one lump sum at the end.
How does an interest-only mortgage work?
Each month, you pay interest on the amount you’ve borrowed, without repaying any of the loan itself. Because of this, your monthly costs stay relatively low and consistent. However, once the loan term ends, you’ll need to repay the full mortgage amount. You can do this from your savings, by selling your home, or by arranging a new mortgage.
Key characteristics
You pay interest only, with no monthly principal repayment.
Monthly payments are relatively low and predictable.
The full mortgage must be repaid at the end of the term.
Since 2013, you can borrow a maximum of 50% of the home’s value on an interest-only basis.
New interest-only mortgages typically don’t qualify for mortgage interest tax deduction.
Advantages of an interest-only mortgage
Lower monthly payments during the loan term.
More financial flexibility for other goals or expenses.
Can be attractive when combined with savings or investment strategies.
Disadvantages to consider
You don’t build equity through repayments.
A large lump-sum repayment is required at the end.
Limited or no tax benefits for new interest-only mortgages.
Often a slightly higher interest rate than repayment mortgages.
Repayment and extra repayments
You can make extra repayments at any time, which helps reduce your debt. This can lower future costs or reduce the final amount due at the end of the loan. Be sure to check your lender’s terms, as early repayment penalties may apply.
Is this mortgage right for you?
An interest-only mortgage isn’t suitable for everyone — especially first-time buyers, as it no longer offers tax advantages. But it can still make sense in specific cases, for example if you have significant savings, or a clear repayment plan. Sometimes it’s also part of a combination mortgage.
At MarsMaris Hypotheken, we understand that this type of mortgage can raise important questions. That’s why we take the time to look at your entire financial picture. Together, we’ll explore whether an interest-only mortgage — or a partial one — fits your plans.
Want clarity on your options?
We’re here to explain things in plain English and help you make the right decision with confidence.
Let’s find the mortgage that supports your lifestyle, now and in the future.
National Mortgage Guarantee (NHG)
National mortgage guarantee (NHG): less risk, lower interest, and more security
Want to take out a mortgage with peace of mind? Then the National Mortgage Guarantee (NHG) might be right for you. It offers extra security, reduces financial risk, and often results in a lower interest rate. At MarsMaris Hypotheken, we’re happy to explain how it works and whether it suits your situation.
What exactly is NHG?
NHG is a nationwide scheme in the Netherlands that helps you borrow responsibly and affordably. In 2025, NHG applies to mortgages up to €450,000.
Planning to make your home more energy-efficient? Then you can even borrow up to €477,000 with NHG.
Suppose you unexpectedly have to sell your home due to circumstances like illness or unemployment, and the sale price is lower than your outstanding mortgage. In that case — under certain conditions — NHG can cover the shortfall. That means you won’t be left with a residual debt.
When do you qualify?
You can use NHG if you meet a few conditions:
The purchase price (including renovation costs) must be no more than €450,000.
With energy-saving upgrades, this maximum increases to €477,000.
The home must become your main residence.
You must own and live in the property yourself.
NHG applies to regular homes, apartments, and mobile homes, not to recreational homes, houseboats, or garages.
What does NHG cost?
You pay a one-time fee of 0.4% of your mortgage amount, called the guarantee fee.
For example, on a €300,000 mortgage, that’s €1,200. Most people quickly earn this back through a lower interest rate.
The benefits at a glance
Lower interest: many lenders offer discounts of up to 0.6%.
More certainty: no residual debt in case of a forced sale (subject to conditions).
Responsible borrowing: NHG works with Nibud to ensure your mortgage matches your income.
Also available when renovating or improving energy efficiency.
NHG for sustainability or renovation
Want to renovate your home, for example with insulation, solar panels, or a new kitchen or bathroom?
NHG can apply here too. Conditions include placing the renovation funds in a building deposit, which are paid out once you submit invoices.
Good to know: for energy-saving measures, you may be allowed to borrow up to 106% of the home’s value, depending on the energy label and the lender’s policies.
Is NHG mandatory?
No, NHG isn’t mandatory. But if you qualify, it’s often a smart move. You benefit from a lower interest rate, gain extra security, and borrow more responsibly. We’ll gladly help you decide whether NHG is the right choice for you.
Curious whether NHG is a good fit for your plans?
Let’s explore it together. We’ll explain the details clearly, listen to your needs, and help you find the solution that suits your situation best.
Mortgage application process
How the mortgage application process works in the Netherlands
Clear guidance from start to finish
Buying a home in the Netherlands? The mortgage process here might be a little different from what you’re used to. But don’t worry, with over 60% of Dutch households owning a home with a mortgage, it’s definitely achievable. At MarsMaris Hypotheken, we’re here to make the process clear and smooth for you.
Understanding the Dutch mortgage basics
Many banks in the Netherlands are open to offering mortgages, also to expats and internationals, if certain requirements are met. Depending on your country of origin, residency status, or employment situation, extra conditions might apply. We always look at your personal situation to explain exactly what applies to you.
Key requirements for getting a mortgage in the Netherlands
Everyone’s situation is different, but here are some general conditions:
The mortgage term is usually a maximum of 30 years.
You must live in the Netherlands, either temporarily (e.g. as an expat) or permanently.
The amount you can borrow depends on your income and the value of the home you want to buy.
You (or your partner) must have a stable income, paid in euros.
A BSN (Dutch citizen service number) is required.
If you’re not from the EU/EEA, you’ll need a valid non-temporary residence permit.
Why work with a mortgage advisor?
The Dutch mortgage market can be complex, with many lenders, rules, and products to choose from. You could go directly to a bank, but most buyers in the Netherlands choose to work with an independent mortgage advisor.
At MarsMaris Hypotheken, we act as your guide through the entire process. We compare lenders, explain your options, and help you find the mortgage that fits your needs, whether you’re looking for flexibility, the lowest interest rate, or long-term certainty. We also take care of the paperwork, communicate with the lender, and support you through every step.
Step-by-step: your mortgage journey with MarsMaris Hypotheken
Here’s what the process looks like when we guide you through your mortgage application:
Financial assessment
We start with a clear picture of your financial situation, income, employment (fixed or temporary), savings, and existing obligations. This forms the foundation of your mortgage plan.Choosing the right product
Based on your situation and preferences (e.g. fixed vs. variable rate, annuity vs. linear repayment), we find the mortgage options that suit you best.Documents and checklist
We provide a personalized checklist of documents, such as payslips, bank statements, ID/passport, residence permit, BSN, and an employer’s statement. We help you collect and prepare everything properly.Application submission
Once all documents are in place, we submit your complete application to the selected mortgage lender.Underwriting and follow-up
The lender assesses your file. We stay in contact with them, answer any questions, and make sure the process keeps moving forward.Binding offer
Once approved, the lender issues a binding offer. We go through it together with you, so you understand the details, interest rate, monthly payments, terms, before you sign.Final steps and notary
After signing, we coordinate the final steps with the lender and the notary. You’re now on your way to signing the official mortgage deed and becoming a homeowner.
Ready to get started?
Now you know how the mortgage process works in the Netherlands. It might seem complex at first, but with the right guidance, it becomes a lot more manageable. At MarsMaris Hypotheken, we’re here to take that worry off your shoulders.
Curious about your options?
Book a personal appointment, we’ll take the time to walk you through everything and make sure your mortgage fits you perfectly.
Proving your income for a Dutch mortgage
Proving your income for a Dutch mortgage
Clarity around your income, confidence in your mortgage
When applying for a mortgage in the Netherlands, proving your income is one of the most important steps. As an international or expat, the required documents and procedures may be different from what you’re used to. At MarsMaris Hypotheken, we guide you through every option, so you know exactly what applies to your situation.
Employer statement: the traditional route
A commonly used document to prove your income is the employer statement. This form gives the lender insight into your employment details and financial stability.
What is an employer statement?
It’s a form provided by your employer that includes your gross income, the type of contract you have (temporary or permanent), and whether your employer has given you any loans.
How long is it valid?
Three months. We’ll check if it’s still current and advise you when to request a new one.
Accuracy matters
Lenders are strict when reviewing this form. It must be fully completed and signed, a digital signature is allowed, and no stamp is required. We make sure the statement is correctly prepared and included in your file.
Inkomensbepaling Loondienst (IBL): a modern alternative
You may not even need an employer statement. More and more lenders accept an alternative method called Inkomensbepaling Loondienst (IBL) and it’s one we often recommend.
What is IBL?
IBL uses your UWV Insurance Report (Verzekeringsbericht) a digital overview of your salary and employment history from the Dutch social security authority. You can download it via Mijn UWV. Based on this data, we calculate your qualifying income using standard rules.
Benefits of IBL:
No employer needed – You don’t have to wait for paperwork.
Fast and secure – Based on verified government records.
Fewer errors, less delay – Everything is digital and consistent.
Quicker insights – We can tell you your borrowing capacity sooner.
IBL often leads to faster mortgage approval and helps avoid delays caused by incomplete employer forms.
Don’t have a permanent contract? No problem.
A permanent contract is not required to get a mortgage in the Netherlands. We look at your full picture and help you find the best way forward.
Fixed-term contract with declaration of intent
If your employer is willing to offer you a permanent position in the future, they can sign a declaration of intent. This is part of the employer statement and confirms that they intend to extend your contract if circumstances remain stable.
With this declaration, your current income can be used to assess your mortgage.
Fixed-term contract without declaration of intent
No declaration? No worries. You may still qualify using IBL and your UWV report.
Flex workers and agency staff
Are you working through an employment agency? Then you might be eligible for a mortgage with a perspectiefverklaring (perspective statement). This document gives lenders a reliable estimate of your long-term income potential and can replace the employer statement, but only if issued by a certified agency (registered with Stichting Perspectiefverklaring).
Zero-hours contract
Even with a zero-hours contract, getting a mortgage is possible. Lenders will usually look at your average income over the past three years.
If your income has gone down recently, they’ll use the most recent (lower) amount. The industry you work in is also considered.
More about the declaration of intent
To recap: a declaration of intent is helpful if you’re on a temporary contract.
It confirms that your employer plans to offer you a permanent position.
It’s part of the employer statement and needs a separate signature.
It’s not legally binding, but lenders use it as a sign of stability.
It’s usually valid for three months.
Let’s talk about your options
Proving your income can feel complicated, especially with different contract types and new digital methods like IBL.
At MarsMaris Hypotheken, we’re here to explain everything clearly and help you choose the best route for your situation.
Want to find out what’s possible in your case?
Let’s talk: we’re happy to help.
Tax relief on mortgage Interest
Tax relief on mortgage interest
Save money on your mortgage with Dutch tax benefits
Owning your home with a mortgage in the Netherlands often comes with a valuable financial benefit: mortgage interest deduction. This tax relief lets you deduct the interest you pay on your mortgage from your taxable income — which could result in a significant income tax refund.
When can you deduct mortgage interest?
To qualify for mortgage interest deduction, a few conditions apply:
Your mortgage must be for your main residence — not a second home or personal loan.
You can deduct interest for a maximum of 30 years.
If you sell your home and buy a new one within three years, you need to use any equity (profit) from the sale for your next home. This rule is known as the bijleenregeling (additional loan scheme). If you don’t reinvest the equity, you can’t deduct the interest on that part of your new mortgage, and it will fall under Box 3 (wealth tax).
Tax deduction limits: what’s changed?
Since 2014, the tax deduction for mortgage interest has gradually been reduced for higher incomes. As of 2025, the maximum deduction rate is 37.48%, which aligns with the lowest income tax bracket. That means homeowners in higher brackets now receive less tax benefit than before — but the deduction still provides noticeable savings.
Two ways to claim your mortgage interest deduction
1. Annually (via tax return)
Most people choose to deduct mortgage interest once a year in their annual income tax return (aangifte inkomstenbelasting). The refund is paid out in one lump sum after processing.
2. Monthly (via provisional assessment)
Prefer to receive your refund sooner? You can apply for a monthly tax refund by requesting a provisional assessment (voorlopige aanslag) from the Dutch Tax and Customs Administration. This way, you receive a monthly amount based on your expected deduction — a great way to increase your monthly cash flow.
Updating your monthly refund
If your situation changes — for example, you buy a new home or refinance your mortgage — it’s important to update your monthly refund. You can do this online by logging in to the Belastingdienst website with your DigiD and selecting the form Request or change provisional assessment.
You’ll typically receive a response within five weeks.
If you’ve received too much, you’ll have to pay it back later.
If you’ve received too little, you’ll get an additional refund.
Monthly payments usually arrive around the 15th of each month. The description will include IB/PVV and the year.
Curious about your refund amount?
We always provide a clear calculation during your consultation — but if you’d like an early indication, example calculations can be found online. Just keep in mind they’re simplified and may not include things like the eigenwoningforfait (notional rental value of your home), which also affects your tax outcome.
Transitional rules if your mortgage is older
If you took out your mortgage before January 1, 2013, more flexible rules apply. These are known as transitional rules. For mortgages taken out after that date, only annuity and linear mortgages qualify for interest deduction.
Other deductible costs when buying or refinancing
In the year you buy your home, you may also deduct some of the one-time costs related to arranging your mortgage, such as:
Valuation fees
Mortgage advice and brokerage fees (yes, including our services)
Notary fees for the mortgage deed
NHG (National Mortgage Guarantee) fee
Fees for extending your mortgage offer
Penalty interest (when refinancing)
However, some costs are not deductible, including:
Notary fees for the property transfer deed
Real estate agent commission
Transfer tax
Bank guarantee fees
Need help with your tax return or refund request?
Dutch tax rules can feel complex, especially if you’re new to the system. At MarsMaris Hypotheken, we make it easy. We explain the rules, help you apply for your monthly refund, and make sure you make the most of your possible deductions.
Let’s take a look at your situation together; we’re here to help you get the best result.
Tips for expats buying a home in the Netherlands
Navigating the mortgage landscape here as an expat can feel like a whole new adventure. While it might seem complex at first glance, securing a home loan is definitely achievable. To help you get settled and make the process smoother, we’ve gathered some key tips specifically for you.
Explore what truly feels like home
The Netherlands offers a wide range of living environments—from lively cities to peaceful suburbs and charming villages. Take the time to explore different areas and think about things like commuting time, local amenities, and international schools. What feels right for you might be different from what you expected.
Be prepared for the market and extra costs
The housing market can move quickly. Keep an eye on trends in your area of interest—are prices rising or stabilizing? Also factor in additional costs like transfer tax, notary fees, and advisory fees (known as ‘kosten koper’). These usually amount to around 3% to 6% of the purchase price and often can’t be included in your mortgage.
Organize your documents in advance
Good preparation makes all the difference. Be sure to have the right documents ready, such as salary slips, employment contract, bank statements, your residence permit, and BSN. We’ll give you a clear checklist to help you stay on track.
Ask questions – we’re here for you
The Dutch mortgage system can feel complex, especially with topics like the 30% ruling. Not all lenders treat your tax-free income the same way when assessing your mortgage capacity. We know how it works and will guide you through every step.
No question is too small.