Buy a House in the Netherlands: A Step-by-Step Guide

How to buy a house in the Netherlands: A step-by-step guide

The best way to buy a house in the Netherlands is by getting the best possible mortgage. So if you already defined that you want to ditch rent payment stubs forever and be a homeowner, this is how you can do it in the Netherlands. If you’re an expat, you should also be reading this.

Step 1: Make sure you should buy (because maybe you should rent)

There are two very antagonistic camps when talking about the “rent vs buy” dilemma. People on 𝕏 will ramble about how renting is the true bargain because you can invest your down payment funds somewhere else. The “you should buy” camp reasonably explains that, if you have a mortgage, you’re paying something comparable to one’s rent, with the key difference that the house or apartment will be yours down the line. Some mortgage firms offer rent vs buy quizzes, with which you can finally shrug off your doubts.

Is it better to rent or buy in 2025 in the Netherlands?

In the Netherlands, it seems like 2025 is an excellent moment to buy a house or apartment. Rent has increased year-on-year at a quicker rate than many mortgage annual fees. And homebuyers looking into their first property can be exempt from the 2% transfer fee if they meet certain conditions.

Step 2: Determine your financial situation

Before buying a house, you need to figure out how much money you need to save or what your income is, because the amount of money you can borrow depends on many things, like how much you earn. In the Netherlands, as things stand, you can get a mortgage up to 100% of the property value. But you’ll have to pay for any extra costs yourself. Some of those extra costs are the transfer tax of 2% (from which you could be exempt). You’ll also need to pay for the valuation of the property (expect €1,000 tops), a mortgage advisor (the best ones have plans for almost any situation), a notary (expect to pay a few hundred euros; if you’re being asked €1,000, it’s too much), a mandatory translator if you don’t speak Dutch, and a real estate agent.

Once you have reckoned and checked what your savings are and what your financial situation is, it’s time to understand how much you can borrow.

Step 3: Check how much you can borrow from a mortgage

Now that you know how much money you have, and you know you’ll have to invest cash on top of a (potential) 100% mortgage, it’s time to calculate your prospective mortgage. There are plenty of options, but the best and quickest is to use a mortgage calculator from a mortgage advisor. A maximum mortgage calculator is the best place to start because you’ll get a detailed breakdown of your possibilities.

Can you buy a house as a foreigner in the Netherlands?

Yes, foreigners can buy a house with a mortgage in the Netherlands. There are special mortgages that you can check up on for foreigners, and advisors can let you know how to proceed. So don’t settle for a huge down payment! So, yes, an American can buy a house in the Netherlands (and plenty of other nationalities as well). But keep in mind, the best and quickest way is to have a job in the Netherlands. There are plenty of companies hiring foreigners in the Netherlands, and various paths for internationals who, before buying a house, want to reside in Rotterdam or Amsterdam and eventually naturalise as Dutch.

How much can I borrow from a mortgage in the Netherlands?

As we outlined, the best way to check how much you can borrow is with a mortgage calculator. But you should also compare what each mortgage provider is offering. There are different interest rates out there in the market. Mortgage advisors with long trajectories in the Netherlands usually aggregate those rates and mortgage types so you can get a picture and start deciding on your partner.

Compare current mortgage rates →

Step 4: Find your new home

Now that you have your finances sorted out, you can set out to find your new property. One of the best ways is to work with a real estate agent, even if you’re using websites to browse properties up for sale. So, the advice is to combine your own research on some vetted websites while also working along with a real estate agent. Agents will also help you view your house before you decide to bid.

Step 5: Bid and negotiate for your new house

If you can afford your new Dutch home, you can start talking about buying it. Always make your first offer with the precondition that you will get the financing to move on. This is called a “dissolving condition” because it allows you to call the whole deal off if you can’t come up with a mortgage later. This helps you avoid paying a fine if you can't get the mortgage in six weeks. But if the date of the dissolving conditions has passed, and you still withdraw from the purchase, you will have to pay a fine to the seller, which is usually around 10%.

If you agree on a price, the house will have to be valued (remember how we mentioned the valuation costs?) and you may arrange to have an architectural inspection done. This will help you see how well maintained the house is before you buy it. Some mortgage advisors can bundle these services up.

Once you sign a purchase agreement and after the “due diligence” or cooldown period of 3 days, you can now proceed to get a mortgage because you have an effective contract (Congratulations!). Before that, you should make a deposit or leave a bank guarantee ready at the notary’s office.

Step 6: Get a mortgage to buy a house in the Netherlands

You can now get a mortgage to finance your purchase. The best way to get it is with a mortgage advisor (e.g. De Hypotheker), who can run different scenarios for you and get the best options from the market. Because a mortgage advisor will look for the type of mortgage that matches your situation, such as a linear or annuity mortgage.

The advisor will also figure out whether you fit the criteria for the National Mortgage Guarantee or a Starter Loan. The mortgage advisor will ask the lender for a mortgage offer—a Binding Credit Offer—based on your wishes and current financial situation (It is customary to obtain a mortgage for a duration of 30 years). Your advisor will review this credit offer and call you up to confirm if it works for you. The mortgage advisor will take care of the remaining paperwork once you have signed the offer.

Step 7: Confirm the transfer and buy your house with financing

After getting a mortgage, waiting for the due diligence or cooldown period, and dealing with any other formalities, the purchase can be wrapped up. Now the transfer can take effect at the notary. And when you sign a deed of transfer at the notary, you’re the owner of the property. (Congratulations, for a second time.)

Buy a house in the Netherlands with the best mortgage advisors

The best way to buy a house in the Netherlands is to have a job there, whether you’re Dutch or a foreigner, and then link up with mortgage advisors who have experience in the Dutch real estate market. Mortgage advisors can help you calculate your best potential mortgage, check what your maximum mortgage is, and also aggregate all your options so you can pick among them. It’s the best path to a well-informed decision when buying a house in The Hague, Rotterdam, Amsterdam, or elsewhere in the Netherlands.

You can connect with longstanding mortgage advisors or, if that’s a significant leap for you, start slower and speak with immigration experts who can help you relocate to the Netherlands. Or check out jobs in the Netherlands that support relocation.