Buying a house in the Netherlands if you have a temporary residence permit

Last updated: 02/09/2025, 20:28

In the Netherlands, anyone can buy a house. Even if you are not Dutch or do not have a permanent residence permit.

However, it may be difficult to get a loan from the bank

The hardest part about buying a house is getting a

mortgage

Banks often consider lending money to someone with a temporary residence permit risky. They are not sure if you will stay in the Netherlands for a long time. And whether you can and will then repay the mortgage. But it is not impossible to buy a house.

The bank will evaluate your mortgage application based on several components

These are points the bank looks at when considering a mortgage

How long your residence permit will last

If you have a temporary residence permit, banks look more strictly. They often have extra rules for your mortgage. Why? Because they want to know whether you want to and can stay in the Netherlands for a longer period of time. You can show that, for example, if you have a permanent contract with your work. Also if you want to continue living in the Netherlands permanently after your temporary residence permit. And it is important that you are in a stable financial situation and have no debts or payment problems.

A steady income is important

It is very important that you have a fixed income. A fixed income means that you get a fixed amount of money every month. This income is regular and does not change often. Banks think a fixed income is important because it shows that you have enough money each month to pay your bills and loans. Banks look at how much money you make each month to see how much you can borrow.

Whether you have a permanent contract

If you have a permanent contract with your employer, it is easier to get a mortgage. This gives the bank more certainty about your income and whether you can pay off the interest and mortgage each month.

Whether you have a temporary contract

Do you have a temporary contract? Then the bank may ask you for a

statement of intent

. But a statement of intent if you have a temporary contract is not enough. The bank wants more certainty. The bank wants to know that you will get a permanent contract at some point unless there are really big problems. For example, if the company goes bankrupt or if your work is really bad.

What else can help?

If a statement of intent alone is not enough, banks also look at other things that show your income is stable:

How long you have worked for your employer: Working for the same employer for more than a year, even with temporary contracts, gives the bank extra security.
Your pay slips: They show exactly how much money you get each month.
What kind of work you do: Some jobs or occupations are in fact more secure than others.

Whether you have your own business

If you have your own business, you are a

self-employed person

(self-employed without staff). Banks then find it a little harder to see exactly how much money you make because this can vary from month to month.

That is why banks usually ask you for your company's annual figures for the last 3 years. The annual figures show how much money your business made and what the profits were. This allows the bank to see if you have enough and a stable income to pay the mortgage each month. Sometimes the bank also asks for a

forecast

for the coming year. A mortgage advisor can be of great help.

How much money can you borrow?

In the Netherlands, you can get a mortgage for the assessed value of the house. This is the estimated market value of your house. You can never borrow more from the bank than the amount for which the house has been valuated. Even if your income would allow you to borrow more. You can, however, opt for a lower mortgage if you have a lot of savings with which you pay for part of the house directly.

There is a lot of "overbidding" for houses in the Netherlands. As there is often a shortage. Houses are sold for higher amounts than the asking price. It is positive if the house you buy is valued higher than the asking price. Then you can also get a higher mortgage for the amount the house is valued at. But only do that if you can (easily) pay the amount you then have to repay each month.

To find out what mortgage you can get, see a mortgage advisor

Based on your income and your monthly

fixed costs

(fees), a mortgage advisor will indicate the maximum amount of money you can borrow from a bank. Your mortgage amount will never exceed the amount you can repay each month. Therefore, first contact a mortgage advisor, who can tell you what you can get as a mortgage based on your income. Then you will know which houses you can bid on and the maximum amount you can offer.

To see a mortgage advisor, you have to pay. The cost for this is often between €1,500 and €3,000. This seems like a lot, but a good advisor can save you a lot of money and effort in the long run. You can also deduct the costs for this advice from your income tax, which means you get a portion back. The first introductory meeting is usually free and without obligation. People with a Dutch passport or permanent residence permit can often borrow 100% of the value of the house (which is equal to the appraised value) if they earn enough. If you have a temporary residence permit, you can borrow up to 90% of the house value. You then have to pay the other 10% of the price yourself. Banks consider a temporary residence permit a greater risk. If your permit is not renewed, it can cause problems with repaying the loan. That is why banks often let you borrow up to 90% of the house value. The 10% you pay yourself is then an extra security for the bank. As you have read above, with a temporary residence permit you can often borrow no more than 90% of the house value.

Whether you can borrow more than 90% depends on a few things:

The bank that assesses your situation: Not every bank is the same. Some banks are more flexible.
Living and working history: If you have been living and working stably in the Netherlands for a longer time (for example, 6 months, 1 or 3 years), it helps.
Income and contract: A permanent contract and a good, stable income always increase your chances.
National Mortgage Guarantee ('Nationale Hypotheek Garantie', NHG)
: With NHG, you can often borrow as much as 100% of the value of the home. Sometimes this is also possible with a temporary permit, if the purpose of your stay is not temporary.
You can sometimes borrow as much as 100%. This is possible if you have European citizenship (EU/EEA or Switzerland) because then the same rules usually apply as for Dutch nationals. Also, if your permit has a 'non-temporary' purpose (as with skilled migrants), some banks can finance up to 100%.

When you buy a house, there are always additional costs. These costs are called 'buyer's costs'. You pay these costs yourself from your own money. They are often 5 to 6 percent of the purchase price of the house. 'Buyer's costs' include, for example:

Cost of mortgage advice: You pay an advisor to find the best mortgage for you. This advice is important to see what is financially possible.
Notary fees: You pay the notary for preparing the legal documents needed to officially buy the house. This is mandatory.
Cost of appraisal: If your offer on a house is accepted, you must have it appraised. An appraiser estimates the value of the house for the bank. You pay the cost of this appraisal.
Cost of technical inspection (optional): An expert checks the technical condition of the house, such as the roof or foundations. This helps you discover hidden problems before you buy the house.
Broker fees (optional):If you hire a broker to help you buy your house, you will pay for it.

Make sure your own money is in a Dutch bank account

Make sure the money you have to pay yourself (your savings) is in a Dutch bank account. This makes it easier for the bank to check everything.

Buying a house in the Netherlands with a temporary residence permit requires good preparation. But with the right help and enough savings, it is possible to buy your own house.