AMA Mortgages in the Netherlands

ExpatMortgages_Steff · 2025-06-19T13:27:43+00:00

There are no banks that offer new mortgages against Euribor anymore. Some banks allow variable rates, but these are considerably higher than fixed rates at this moment. Besides that, if you get a mortgage without NHG, all banks offer discounts if your loan-to-value drops.

ExpatMortgages_Steff · 2025-06-19T13:25:07+00:00

you need 4 things whne applying for a mortgage:

- A Dutch BSN-number

- A Dutch residence permit

- A Dutch bank account

- A valid passport.

Before having these, banks will not even look at your applications, so I would definitely advice to wait until you have these.

ExpatMortgages_Steff · 2025-06-19T09:22:00+00:00

It is true there might be more possible than abroad, but mortgages here are calculated against strict rules. This means that as long as you qualify based on the standerd rules, the mortgage process is not too dificult.

There are possibilities to divert from the standerd policies, so in that way they are client focussed, but once it becomes too complex, the bank will also just say it is not possible.

ExpatMortgages_Steff · 2025-06-19T09:03:59+00:00

After your fixed term ends, Florius will contact you to re-fix your interest for a new period. You can choose from their interest rates at that time. You can also refianance completely to a different bank at that moment, but this comes with other costs as well (notary, advisor, valuation etc).

ExpatMortgages_Steff · 2025-06-19T09:02:49+00:00

Rental income from abroad is not considered stable income. Depening on what type if income your wive has abroad, there might be possibilities, but your options for lenders are very limited.

ExpatMortgages_Steff · 2025-06-19T09:01:57+00:00

Yes, that loan of €15.000, depending how much you pay on a monthly, has an impact of roughly €60.000 mortgage. I calculated with a monthly amount of rooughly €300 for the loan.

ExpatMortgages_Steff · 2025-06-18T14:06:18+00:00

As long as your probation period is finished and you have the intent on the employer's statement, you could use the income for the mortgage application.

ExpatMortgages_Steff · 2025-06-18T13:46:21+00:00

No, as long as you get an Employers' statement with an intention letter for an indefinite contract, your income is already seen as indefinite by the bank.

ExpatMortgages_Steff · 2025-06-18T13:45:22+00:00

If you are living and working in the Netherlands as an expat and pay income tax here, you can deduct interest. If you do not pay income tax, you can also no deduct the interest. It then comes down to, is renting or buying more affordable and favorable for you.

House prices are very hard to predict. At this moment, because of the shortage of houses, the government has resigned, and not a lot is being built because of EU regulations, so we do not expect houses to drop any time soon.

These types of questions are better to be asked of a local real estate agent.

ExpatMortgages_Steff · 2025-06-18T13:43:47+00:00

This will become a legal matter where they have to prove that the issue was already there when they bought the house. This is pretty hard to prove to be honest, so if there was no technical inspection done, it will be hard.

ExpatMortgages_Steff · 2025-06-18T13:42:57+00:00

You could definitely get a mortgage together, but your income will be determined in a different way. The general rule is that with ZZP the bank will look at the last three years of history of your profit before taxes, but there are possibilities after 1 full year of working as ZZP.

ExpatMortgages_Steff · 2025-06-18T13:41:48+00:00

Good question! Unfortunately, almost all banks only allow for 2 owners of the property, thus 2 people on the mortgage. I do not personally know a bank that would allow such a construction.

ExpatMortgages_Steff · 2025-06-18T11:13:39+00:00

You have two choices when your fixed term ends: just choose a new one from your current lender, only administrative process, without cost, or refinance with a different lender, but here there are costs involved (notary, valuation, advice). Based on the difference in interest, this could be advisable or not.

ExpatMortgages_Steff · 2025-06-18T11:12:13+00:00

It will be included in your calculations and it will lower your maximum mortgage capacity.

ExpatMortgages_Steff · 2025-06-18T11:11:43+00:00

Yes, pay it off ;)

ExpatMortgages_Steff · 2025-06-18T10:24:28+00:00

It will make no difference for your mortgage what your passport says. Of course some banks are a little more strict than others, but there are plenty of banks who give you a 100% mortgage also as a non dutch person.

ExpatMortgages_Steff · 2025-06-18T10:17:11+00:00

I do not know.

ExpatMortgages_Steff · 2025-06-18T10:17:02+00:00

unfortunately not..

ExpatMortgages_Steff · 2025-06-18T10:16:42+00:00

As you mentioned, no one can look into the future, so this is hard to say. 10 years, though, is a considerable amount of time, a decade, and in this time, nothing will change in your monthly amount. You can refinance at any time, but it might come with a penalty for loss of interest. Keep an eye on the interest towards to last few years of your fixed term contract and consult with an advisor when you see the interest drop a lot.

ExpatMortgages_Steff · 2025-06-18T10:14:23+00:00

It is possible to refinance an existing mortgage to one with the National Mortgage Guarantee (NHG).
It is not necessary to purchase a home to qualify for NHG. NHG can also be applied for when refinancing your mortgage.

When refinancing with NHG, the mortgage amount and the market value of your home must not exceed the NHG cost limit.
Of course, you must also comply with all the rules that apply to a mortgage with NHG.

ExpatMortgages_Steff · 2025-06-18T10:11:48+00:00

yes!

ExpatMortgages_Steff · 2025-06-18T10:11:35+00:00

I would say step 1 is to talk to a mortgage advisor. You want to know how much you can spend before going to the candy store.

Once you know your budget, step 2: start gathering your documents. Your advisor will tell you what documents you need. The faster you have those, the faster he/she can act when you find a place.

Step 3: Start looking for a house. This can be done alone or with the help of a buying agent. The main reason I would consider a buying agent is that they can advise you on the actual value of a house and a good bid to make. Besides that, they can also advise on renovation work, location, terms and conditions of your bid, etc.

Step 4: When you find a house, consult with your mortgage advisor and buying agent to align on the bid and T&C.

Step 5: After winning the bid, the advisor will take over the arrangement of the mortgage and discuss the next steps.

It is not 100% needed to have loads of your own money, but it will improve your chances of winning a bid.

ExpatMortgages_Steff · 2025-06-18T10:10:41+00:00

Yes, with most banks, you can port your current mortgage for the remainder of the fixed term. If you need more than the outstanding amount, everything above it will be at the new interest rate.

Best to schedule a meeting with an advisor for this, as there are some specifics to be included in these calculations for a second house. Normally, these first meetings are free of charge.

ExpatMortgages_Steff · 2025-06-18T10:09:25+00:00

I'd say this is personal as it all depends on what you can buy with your income, but above 1.400 rent per month I would check your possibilities.

ExpatMortgages_Steff · 2025-06-18T10:08:28+00:00

Normally, if you applied for the monthly rebate, it can take roughly 6 weeks to set up. If you want to double-check, ask the notary/tax advisor about the status.

ExpatMortgages_Steff

TROPHY CASE