Buying a home in the Netherlands as an Expat: Money from abroad, residence permits and visas

Buying a home in the Netherlands as an expat can involve a few extra questions. Can you use savings from abroad? What if part of your deposit is a gift from family? Does your residence permit affect your mortgage? And do you need a specific visa to buy a home? At Hey! Makelaars, we regularly guide international buyers through these questions. Here are some of the most important things to keep in mind.

Can you buy a home in the Netherlands as a foreigner?

In principle, buying a property and having the right to live in the Netherlands are two different things. Your nationality or residence status may however affect your mortgage possibilities.

If you are from outside the EU, EEA or Switzerland and want to live in the Netherlands for more than 90 days, you will normally need a residence permit.

Mortgage lenders may also have their own requirements regarding the type and duration of your residence permit. For example, NHG rules distinguish between temporary and non-temporary residence permits depending on whether your income is needed for the mortgage.

This is why we recommend discussing your situation with a mortgage advisor early in your search.

Can you use savings from abroad?

Yes, but be prepared to explain where the money comes from.

When purchasing a property, the Dutch notary has obligations under anti-money-laundering legislation. This means they may ask you to provide evidence showing the origin of the funds you use for the purchase.

Depending on your situation, this could include documents such as bank statements, payslips, savings history or documentation relating to the sale of another property.

If a significant amount is coming from abroad, it is wise to inform the notary early. This can prevent unnecessary delays shortly before the transfer.

What if your family gives you money for the purchase?

Money gifted by parents or other family members can also be used towards your home purchase. However, the tax treatment depends on the circumstances of both the person giving the money and the person receiving it.

For example, whether Dutch gift tax applies to money received from abroad can depend on the nationality of the donor and how long they have lived outside the Netherlands.

The special Dutch gift-tax exemption specifically for buying a home was abolished from 1 January 2024. Other general exemptions may still apply.

If you are receiving a substantial gift, we recommend checking this with a tax advisor before transferring the money.

Does your visa or residence permit affect your mortgage?

Potentially, yes.

The exact possibilities differ between lenders. They may consider your residence status, employment contract, income, nationality and how long you have been living or working in the Netherlands.

A temporary residence permit does not automatically mean that getting a mortgage is impossible. The conditions depend on the lender and the type of mortgage. NHG also allows certain situations involving temporary residence permits.

Getting a mortgage indication before actively bidding can therefore save a lot of uncertainty later.

What should you arrange before you start bidding?

For international buyers, good preparation is especially important. Before making an offer, we recommend having clarity about your mortgage possibilities, the amount of your own funds and where those funds are coming from.

If money is coming from abroad or from family, collect the supporting documents early. If you have a temporary residence permit, discuss this with your mortgage advisor before making an unconditional offer.

This makes it much easier to move quickly when you find the right home.

Buying your first home in Rotterdam and the surrounding area?

Buying a home in another country can feel complicated. Besides finding the right property, there are mortgages, technical inspections, bidding strategies, legal documents and the notary process to consider.

At Hey! Makelaars, we guide international buyers throughout the entire purchasing process in Rotterdam and the surrounding area.