Mortgage for highly skilled migrants in the Netherlands
Are you a highly skilled migrant considering buying a home in the Netherlands? Whether you’re moving for a new job, already settled in the country, or planning your long-term future here, understanding how mortgages work as an expat is essential. Viisi Expat Mortgages specializes in helping internationals confidently navigate the Dutch housing and mortgage market.
In this guide, we cover everything you need to know about securing a mortgage for highly skilled migrants in the Netherlands: from eligibility and required documents to financing options, tax advantages, and expert tips.
On this page
- What is a highly skilled migrant?
- Can highly skilled migrants get a mortgage in the Netherlands?
- Benefits of buying a home as a highly skilled migrant
- Requirements for getting a mortgage as a highly skilled migrant
- Types of mortgages available
- How much can you borrow as a highly skilled migrant?
- What about the 30% ruling?
- Urgent advice: don’t blindly accept the mortgage offer from your own bank
- Tips for highly skilled migrants buying a home in the Netherlands
What is a highly skilled migrant?
In the Netherlands, a “highly skilled migrant” (kennismigrant) is someone who has been recruited to work in the country based on their specialized knowledge, qualifications, or expertise in a specific field, such as technology, engineering, finance, research, or healthcare. To qualify, the migrant must have a job offer from a Dutch employer who is a recognized sponsor by the Immigration and Naturalisation Service (IND), and they must earn a minimum gross income set annually by the government.
This status is part of a government initiative to attract global talent to the Dutch economy. It offers several benefits:
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- Fast-track immigration procedures
- Access to the 30% ruling, a tax advantage for expats
- Simplified residence and work permit process
Typically, highly skilled migrants hold a residence permit under the “knowledge migrant” program and are employed on either a fixed-term or permanent basis. Their firm income profiles, career perspective, and employment stability often make them eligible for a mortgage, even if they have only lived in the Netherlands for a short time.
Can highly skilled migrants get a mortgage in the Netherlands?
Yes, highly skilled migrants can apply for and obtain a mortgage in the Netherlands. Dutch banks and mortgage lenders are generally open to expats, especially those with permanent contracts or strong financial profiles and career perspectives.
Key factors lenders look at include:
- Type and duration of your employment contract
- Gross annual income (including allowances)
- Residency status and type of residence permit
- Any debt or financial obligations in your home country
- Credit history (Dutch or international)
Even if you don’t have permanent residency or a Dutch passport, being a highly skilled migrant significantly improves your eligibility.
Benefits of buying a home as a highly skilled migrant
- Stability: Avoid rent increases and gain long-term housing security
- Equity: Build home equity instead of paying rent
- Tax benefits: Deduct mortgage interest from your income tax (hypotheekrenteaftrek)
- 30% ruling: A Tax advantage that can improve your net income (not your maximum mortgage)
Requirements for getting a mortgage as a highly skilled migrant
- A BSN (burgerservicenummer / citizen service number)
- A Dutch bank account
- A valid residence permit
- Proof of income (employment contract, recent salary slips)
- An overview of your debts and assets
- A registered address in the Netherlands
- A signed purchase agreement for the property
Self-employed migrants may need additional documentation, including recent tax returns and financial statements. There are no chances to get a mortgage when your only income is from a company outside of the Netherlands.
Types of mortgages available
In the Netherlands, the most common mortgage types are:
- Annuity mortgage: Monthly payments remain consistent, but you pay less interest over time, while the repayment increases.
- Linear mortgage: You repay a fixed amount of the principal each month, resulting in decreasing monthly payments.
- Interest-only mortgage: Only available under certain conditions; you pay interest only, with no principal repayment during the term.
The most popular mortgage form is the annuity mortgage, followed by the linear mortgage. With both, you are entitled to the mortgage interest tax deduction. Our advisors can give you tailored advice about how to make the best choice for your situation.
How much can you borrow as a highly skilled migrant?
Your maximum mortgage depends on factors such as:
- Gross annual income
- Financial commitments (loans, credit cards, alimony)
- The property’s appraised value (WOZ value or market value)
In most cases, you can borrow up to 100% of the appraised value. For first-time buyers, taxes, notary fees, and real estate agents are paid from your savings.
Do you qualify for a mortgage in The Netherlands?
If you are an expat living in the Netherlands and you are considering buying a house, you may be wondering what the possibilities are for a mortgage. Use our ‘Do I qualify for a mortgage?’ tool and find out if you are qualified! No personal information will be asked when completing the tool.
Find out if you are qualifiedWhat about the 30% ruling?
The 30% ruling is a Dutch tax advantage available to highly skilled migrants recruited from abroad. Under this scheme, up to 30% of your gross salary can be paid tax-free for a maximum period of five years.
To qualify, you must meet specific criteria set by the Dutch tax authorities, including:
- Being recruited from another country
- Having specific expertise or skills that are scarce or unavailable in the Dutch labor market
- Holding a valid employment contract with a recognized employer in the Netherlands
The 30% ruling increases your net take-home pay, offering more financial flexibility. However, it’s essential to understand that this tax advantage does not increase your maximum mortgage. Dutch lenders calculate your borrowing capacity based on your gross salary, excluding the 30% ruling, as it is considered a temporary benefit.
From house-hunting to house-warming in 5 steps
Making solid preparations for your house-hunt
Do you qualify for a mortgage in The Netherlands?
At first you can check if you can apply for a mortgage in The Netherlands by using our ‘Do I qualify for a mortgage?’ tool. Within two minutes you will know if there are possibilities for you for obtaining a mortgage in The Netherlands. No personal information will be asked when completing the tool.
Thoroughly prepared through our webinar
In a single evening, we’ll take you through all of the aspects involved in buying a home. Whether it’s your first home, or if you’re selling up and moving on to another property, our advisors are always happy to help you on your way.
Calculate your maximum mortgage
Before you start looking, you’ll naturally want to know how much you can borrow. By using our online calculation tool, you can generate your own initial estimate.
Full service, we can connect you to all relevant parties
Viisi clients take advantage of our extended network. We connect you to the best real estate agents, appraisers, notaries, building inspectors etc.
Appointment with an advisor
We’ll conduct a preliminary meeting, and with us, it’s always without further obligation. This way, we can find out together within half an hour whether we’re able to help you. We can almost always provide a direct insight into your possibilities.
Schedule an appointment right away
Looking for more reading material?
Our knowledge base is packed with useful information on mortgages and house-hunting.
Get your bearings in the housing market
Check current prices and bidding info with Walter Living
Use Walter Living for your house-hunt. This allows you to request up-to-the-minute price and bidding information on all properties. Is a property being offered at a very attractive price, or is the asking price far too high? Has it been sold before and come back onto the market again later? You’ll get to see it all!
Bidding and negotiating
Offer with certainty
An offer without a financing condition increases your likelihood of a successful bid. It is not without risks however, which is why Viisi, in collaboration with BNP Paribas, introduced the Offer with Certainty. After a thorough assessment, you will receive a certificate with a specific amount up to which your mortgage is pre-approved. You can make the offer while dropping the financing clause, making it much more attractive for the seller.
Legal guidance
During your search and after the purchase of your new home, you can make free use of the DAS legal helpline, which is useful for any legal questions surrounding the purchase, financing, transfer and renovation of your new home.
Are there any other questions on your mind? Your advisor is on standby.
Your personal advisor with Viisi is always available for questions during your search. If you need to act quickly, we’re there for you immediately!
Tailor-made mortgage advice
Tailored mortgage advice
When your bid has been accepted by the seller, you need to arrange a number of things. First of all the mortgage. During the consultation, you will discuss with us a number of things to make sure you make the right choices:
- How to structure the mortgage (repayments, fixing the interest, taxation)
- Which interests are available in the market, what are the differences in terms of monthly payments?
- Which mortgage conditions are important? And which lender offers the best deal for me?
- What are the processing times of mortgage lenders and where do I have the best chance on an smooth approval of the mortgage?
Insurance included
Advice on life insurance and other insurances is always included in our advice, without any additional fees. Because it is important to be confident about your financial situation regardless what happens in the future.
Need an appraiser or bank guarantee?
Look no further, because Viisi can also set that up for you. We work together with a number of knowledgeable partners, who offer good service levels and competitive rates.
A 40% faster processing rate for your mortgage
Viisi is unique in having our own team of lightning-fast and accurate mortgage underwriters. They check your documentation before sending it to the mortgage lender. You will know immediately if something is missing or when an additional document might be needed. This way, we make sure that mortgage applications from Viisi are approved 40% faster than average.
Do you have any further questions? Your Viisi advisor will be there all along until your mortgage has officially been approved. And after that as well!
Your home is financed!
Final quote
When everything has been checked and approved, you will receive your final mortgage offer. All you need to do afterwards is sign, and your mortgage is done and dusted!
Congratulations! You can head over to the notary and pick up the keys to your house.
Do you have any questions after that? Or need to arrange insurances for your new home? Your Viisi advisor is there for you!
Take a look at Viisi Wealth as well in order to think about investing for later. And in this article we will discuss pension investments.
Get a free consultation to discover your possibilities
The appointment will take half an hour and you may ask any question you want.- One advisor for the whole process
- Academically educated advisors
- Advised over 15,000 home buyers
Urgent advice: don’t blindly accept the mortgage offer from your own bank
While applying for a mortgage directly through your bank may seem convenient, it is almost always a bad idea. It can cost you a lot of money in the medium and long run. At an independent mortgage advisor, you can choose between more than 40 lenders, each with a different interest rate and its own specifics. Limiting yourself to choosing from one is not smart because there is a lot of competition, and you may have many better alternatives.
Most banks solely offer their own mortgage products, so you’re not comparing the full range of options available in the Dutch market. They may also lack experience working with expats and may not fully understand how to assess international income, employment contracts, or tax benefits like the 30% ruling. This can lead to miscalculations or even a rejection of your mortgage application that can readily be accepted elsewhere. At Viisi, we work for you and not for our boss at the bank. That’s why we are called independent advisors. We compare all available mortgage lenders to find the solution for your unique expat situation. This ensures better rates, better terms, and a smoother approval process.
Why choose Viisi for your expat mortgage?
- 100% independent: We compare all mortgage lenders in the Netherlands. We work for you (and we don’t work for the banks’ bosses and shareholders)
- Expert expat advisors: We speak English and have successfully helped thousands of expats
- Personalized advice: We tailor solutions to your future plans and financial profile
- Fast and clear communication
- Transparent pricing with no hidden fees
We don’t sell mortgages; we help you compare and find the smartest one for you.
Tips for highly skilled migrants buying a home in the Netherlands
- Plan for the long term: Make sure your mortgage fits your 5+ year goals
- Keep savings for closing costs: Expect to pay 5-6% of the property value in extra costs
- Choose ‘Offer with certainty’: Strengthens your negotiation position when making an offer
- Understand taxes and deductions: Don’t miss out on benefits like interest deduction or home office deductions
- Be prepared! We are happy to help you through our webinar, videos on our YouTube channel, and many articles in our blog
FAQ: Mortgages for Highly Skilled Migrants in the Netherlands
Can I get a mortgage in the Netherlands as a non-EU expat?
Yes, especially if you are a highly skilled migrant with a valid residence permit and stable income.
Does the 30% ruling help me qualify for a higher mortgage?
Not really, but it does increase your net income and makes a mortgage easier to afford.
Do I need a permanent contract to get a mortgage?
No. A temporary contract with a declaration of intent (arbeidscontract met intentieverklaring) is often enough.
How long does the mortgage process take?
It typically takes 4 to 6 weeks from intake to approval. With optimal preparation, a mortgage can be closed in as little as 1-2 weeks, but often, there is some kind of bottleneck, such as waiting for an appraisal or getting the purchasing contract signed by all parties.
Can I buy a home without permanent residency?
Yes. Permanent residency is not required to buy property or get a mortgage in the Netherlands.