First and foremost, you need to gain a clear understanding of how much you can borrow in the Netherlands. This knowledge will provide you with a sense of relief and confidence as you navigate the mortgage process. How can you do that? The best way is to contact our mortgage who can calculate your maximum mortgage based on your income—including holiday allowance, bonuses, and other perks, if applicable. Here are the most important three steps to take:
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Online mortgage calculators are inaccurate and often do not give you the right insight into what you can afford. With calculations from our mortgage advisors, you can be confident that the property you are looking at is within your financial reach.
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The second step is to hire a real estate agent. While you might initially think that you do not need one, their assistance is invaluable in practice. They will save you the headache and hassle of understanding all documents in Dutch, and their guidance will provide you with a sense of support and reassurance. Besides, your real estate agent will work for you and help you place a competitive bid that fits your financial situation.
Your mortgage advisor and real estate agent work for you and help you navigate the home-buying process. One is responsible for your finances and mortgage affordability, and the other focuses on finding and securing the right property.
One of the most important eligibility criteria is having a BSN (citizen service number). However, if you are still living abroad and planning to relocate to the Netherlands, we can start your mortgage application before you have a BSN. This flexibility is designed to accommodate your needs and reduce any stress associated with the process. For more information, please contact our mortgage advisors.
In addition to the BSN, you must be able to afford a mortgage, which typically means having a steady income. Additional eligibility requirements may apply depending on your employment status—whether employed or self-employed.
In the Netherlands, first-time buyers can borrow up to 100% loan-to-value (LTV). This ratio indicates how much you can borrow compared to the home's value, helping to prevent you from overextending your finances. There is one exception: if you buy a property with a lower energy label and plan to invest in energy-saving improvements, you may be able to borrow a bit more.
Several extra costs must be considered in addition to the property's purchase price. These may include property transfer tax, notary fees, valuation costs, real estate agent fees, and mortgage advisor fees. If you are a first-time buyer under 35 and purchasing a property below €525,000 ( 2025), you may qualify for a starter exemption and avoid paying transfer tax.
On average, the home-buying process in the Netherlands takes 2 to 3 months from accepting your offer until you receive the keys.
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Mortgage pre-approval: Depending on the bank you work with, your mortgage application can take 5-15 days.
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Finding a property and making an offer: this stage of the process depends entirely on your personal situation and preferences. Some buyers find a suitable home and have their offer accepted quickly, while others may take more time exploring the market to find the right fit. There's no fixed timeline—it all comes down to what you are looking for and how competitive the market is.
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Offer accepted and signing the purchase agreement: usually within 2-10 days.
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Mortgage application & approval: 5-15 days.
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The final steps (notary) depend on what you have agreed with the seller: they can take 4 weeks to 6 months or more.
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Transfer at the notary and key handover: scheduled once everything is finalized.
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Transfer tax exemption: if you are between 18 and 35 years old, and the property price is below €525,000 (as of 2025), you may qualify for a one-time exemption from the 2% property transfer tax.
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Interest deductions (monthly or annually): if you choose a repayment mortgage (annuity or linear), you may deduct mortgage interest payments from your taxable income, which can reduce your annual income tax.
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With an NHG mortgage, you can secure a lower interest rate due to the reduced risk for the lender, potentially saving you money over the life of your loan.
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Energy label: if you borrow extra for energy-saving upgrades, you may benefit from increased borrowing limits and potential tax advantages, depending on the improvements made.
If you are 18-35 years old and buy a property below €525,000, you are exempt from a transfer fee. You must pay a transfer fee if you are a first-time buyer above 35 and buy a property above €525,000.
We are here to help you. Schedule a free introductory call with our mortgage specialists to understand your mortgage options in the Netherlands.
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Highly competitive rates and flexible terms.
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Guidance through the entire mortgage process.
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English translations of bank documents are shared.
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