30Jul
Buying a Home in the Netherlands - The Complete Mortgage Guide for 2026Is it really possible to buy a home in the Netherlands with a 100% mortgage?
For many international residents, buying a home in the Netherlands may seem like a challenging goal. However, the Dutch housing market offers opportunities that many people are not aware of, including the possibility of financing up to 100% of the property's value through a mortgage. The Netherlands has a well-developed mortgage system that allows many buyers, including international professionals and families relocating to the country, to purchase a home without needing a large down payment. With the right preparation, financial planning, and professional guidance, buying a home in the Netherlands can become a realistic and achievable goal. In this guide, we explain how the Dutch mortgage system works, how much personal savings you may need, which documents are required, and how the home-buying process works from start to finish.
The Dutch Housing Market in 2026
The Dutch real estate market is diverse, with significant differences between regions and cities. The average price of a property sold in the Netherlands is currently around €490,000. However, this figure includes many different areas across the country, from smaller towns to major cities. In highly sought-after areas such as: 🏡 Amsterdam
🏡 Amstelveen
🏡 Haarlem
🏡 The Hague
🏡 Utrecht and surrounding areas Family homes can often range between €700,000 and €900,000 or more, especially when looking for properties with gardens, multiple bedrooms, attractive neighborhoods, and good schools nearby. When planning a move to the Netherlands, it is important to look at the specific region where you want to live rather than relying only on national averages. The Dutch housing market remains competitive, and properties in popular areas often attract significant interest. However, with good preparation and knowledge of the market, buyers can find excellent opportunities.
Can you really get a 100% mortgage in the Netherlands?
Yes, in many cases. One of the biggest advantages of the Dutch mortgage system is that buyers can often receive financing of up to 100% of the market value of the property. It is important to understand that this refers to 100% of the appraised value of the property, not necessarily 100% of the purchase price. For example: If you purchase a home for €500,000 and the official valuation confirms a market value of €500,000, you may be able to receive a mortgage of up to €500,000. However, if you agree to pay more than the property's valuation, the difference must usually be covered with your own funds. It is also important to know that a bank does not automatically approve 100% financing. The decision depends on several factors, including: ✔ Income level
✔ Employment situation
✔ Ability to repay the mortgage
✔ Existing financial obligations
✔ Property valuation
✔ Personal financial circumstances
Can you get more than 100% mortgage financing?
In some situations, it is possible to receive mortgage financing above 100% of the property's value when the additional amount is used for energy-saving improvements. In certain cases, buyers may be able to receive financing of up to approximately 106% of the property's value. For example: If you purchase a home valued at €500,000, you may potentially receive a mortgage of up to approximately €530,000, with the additional amount allocated for energy improvements. Examples of improvements that may qualify: ✔ Solar panels
✔ Heat pumps
✔ Roof, wall, or floor insulation
✔ Energy-efficient windows
✔ Other sustainability upgrades These improvements can reduce energy costs, improve the property's energy rating, and potentially increase the home's value over time. Approval of additional financing depends on your income, mortgage capacity, the renovation plan, the property's value, and the bank's conditions.
How much personal savings do you need?
Although 100% mortgage financing is possible in many cases, buyers should still expect to have personal funds available for additional purchasing costs. Typical expenses may include: ✔ Notary fees
✔ Property valuation report
✔ Mortgage advisor fees
✔ Technical inspection (if required)
✔ Mortgage registration costs
✔ Other administrative expenses In many cases, buyers should prepare approximately 3%-6% of the property's value for additional costs, depending on the specific situation.
Examples:
Buying a €500,000 property If the valuation matches the purchase price and the bank approves full financing: 🏡 Possible mortgage: up to approximately €500,000 💰 Personal funds required mainly for additional purchasing costs: approximately €15,000-€30,000
Buying a €900,000 property If the valuation matches the purchase price and the bank approves full financing: 🏡 Possible mortgage: up to approximately €900,000 💰 Personal funds required mainly for additional purchasing costs: approximately €27,000-€54,000 For higher-value properties, buyers should also consider that banks will carefully evaluate income level and repayment capacity.
What documents are required to apply for a Dutch mortgage?
If you are employed:
Banks usually request:
✔ Passport or identification document
✔ Employment contract
✔ Employer statement (Werkgeversverklaring)
✔ Recent payslips
✔ Bank statements
✔ Information about existing financial commitments
If you are self-employed:
Banks usually request:
✔ Annual financial statements
✔ Tax returns
✔ Business registration documents
✔ Income history from the previous 1-3 years (depending on the bank and circumstances)
✔ Documents showing business stability Solutions may also exist for newer businesses, but this depends on the bank and the individual situation.
The Home Buying Process in the Netherlands
Buying a property in the Netherlands involves several important steps:
- Initial consultation and financial assessment.
- Mortgage capacity check and budget planning.
- Searching for a suitable property.
- Submitting an offer.
- Acceptance of the offer and signing the purchase agreement.
- Three-day cooling-off period, during which the buyer can cancel without penalties.
- Completing the mortgage application.
- Organizing required documents, insurance, and inspections if needed.
- Preparation of transfer documents by the notary.
- Signing the transfer deed and mortgage deed at the notary.
- Receiving the keys and officially becoming the property owner.
Can you buy a home before moving to the Netherlands?
In some cases, yes. Depending on your personal circumstances, country of residence, income source, and the requirements of the mortgage provider, it may be possible to start the purchasing process before officially relocating. Buying a home before moving requires careful planning, especially regarding financing, taxation, and residency status. Professional advice before purchasing is strongly recommended, as regulations and requirements depend on each individual's situation.
Why professional guidance matters
Buying a home in the Netherlands can be very different from what international buyers are familiar with in other countries. A successful purchase requires understanding: ✔ How to evaluate property documents
✔ How to submit a competitive offer
✔ When offering above asking price may be necessary
✔ Which neighborhoods match your lifestyle and needs
✔ How to work effectively with banks, mortgage advisors, and notaries
✔ How to avoid unexpected costs and complications The right guidance can save time, reduce stress, and help you make confident decisions throughout the process.
How MovingNL can help
At MovingNL, we support international families and professionals throughout their relocation journey to the Netherlands, including the home-buying process.
Our support includes:
🏡 Personal guidance throughout the property purchase process. 📍 Assistance choosing suitable areas based on your lifestyle, family needs, and priorities.
💰 Connecting you with English-speaking mortgage advisors and financial professionals.
📄 Assistance understanding documents and the Dutch purchasing process.
🤝 Guidance when working with real estate agents, notaries, and other professionals.
🌍 The possibility to start planning your purchase even before relocating to the Netherlands. Buying a home is one of the biggest financial decisions you will make. With proper preparation and professional support, the process can become clearer, safer, and much more successful.
MovingNL - Helping international residents buy a home and build their future in the Netherlands.
Comments