Buying a house in the Netherlands as a foreigner (2026)

Can foreigners buy a house in the Netherlands?

Yes. There is no general rule that stops foreigners from buying a home in the Netherlands. Whether a bank will give you a mortgage depends on things like your income, employment contract and residence status, so talk to an independent mortgage adviser early.

How to buy a house: the steps

1. Work out your budget with an independent mortgage adviser, including buyer's costs.
2. Check NHG and the starter exemption (below).
3. Search with alerts for the areas and home types that fit.
4. View homes and check maintenance, energy label, owners' association fees for apartments, and ground lease (erfpacht).
5. Make an offer. Many buyers hire their own buying agent.
6. Sign the purchase contract with conditions such as financing.
7. Arrange the mortgage and valuation, and complete the transfer at the notary.

Starter exemption from transfer tax (2026)

If you buy a home to live in yourself for a longer period, transfer tax is usually 2%. You pay no transfer tax if you (source):

• are aged 18 to 34;
• buy the home to live in yourself for a longer period;
• buy a home worth at most €555,000 in 2026.

If the home is worth more and you meet the other conditions, you pay 2%. The notary handles the transfer tax.

Buyer's costs (kosten koper)

On top of the price you pay buyer's costs, which you usually cannot include in the mortgage. They include:

• transfer tax (unless you qualify for the starter exemption);
• the notary for the transfer and mortgage deeds, and registration with the Kadaster;
• the valuation report;
• mortgage advice and arrangement fees;
• optionally a buying agent, a building survey and a bank guarantee.

NHG in 2026

The National Mortgage Guarantee (NHG) often gives you a lower interest rate and protects you if you can no longer pay, for example after losing your job. In 2026 the total loan with NHG may be at most €470,000, or €498,200 if you also finance energy-saving measures (source).

Tips for first-time buyers

• Look beyond the big cities and at smaller apartments.
• Ask your municipality about starter loans or priority for first-time buyers in new-build projects.
• Be quick: set up alerts for homes for sale within your budget.
• Not sure whether to rent or buy? Read how to find a house in the Netherlands.

Frequently asked questions

• Can I buy a house in the Netherlands as a foreigner?

  Yes. There is no general restriction on foreigners buying homes. Getting a mortgage depends on your income, contract and residence status.

• What is the starter exemption in 2026?

  If you are aged 18 to 34 and buy a home to live in yourself, you pay no transfer tax if the home is worth at most €555,000.

• What are buyer's costs?

  Costs on top of the price, such as transfer tax, notary and Kadaster fees, valuation and mortgage advice.

• What is the NHG limit in 2026?

  €470,000, or €498,200 if you also finance energy-saving measures.