Expat mortgage calculator for the Netherlands
How much can you borrow as an expat? Calculate your maximum mortgage, monthly payment and purchase costs in a few minutes, based on the Dutch lending rules for 2026.
Reviewed by Joost Broné, director & certified financial consultant with 25+ years of experience · Updated September 2026
How much mortgage can I get as an expat?
In the Netherlands, the maximum mortgage is set by national lending rules, not by the bank alone. The same rules apply to Dutch buyers and expats, so an expat can borrow just as much as a Dutch buyer with the same income.
Five factors decide your maximum. The calculator above applies all of them and shows both your maximum mortgage and a realistic purchase price once purchase costs are taken into account.
Buying a home to rent out? Different rules apply to a buy-to-let or investment mortgage.
Your gross annual income
Your income, and that of your partner if you buy together. Each year the government sets what share of your income may go to housing costs.
The mortgage interest rate
A lower rate means you can borrow more. If you fix your rate for less than ten years, lenders must test your mortgage at a higher assessment rate.
Your monthly debts
A car lease, personal loan or student debt lowers the amount you can borrow, also when the debt is outside the Netherlands.
The value of the home
You can borrow up to 100% of the market value. Purchase costs such as transfer tax and the notary come on top and are paid from your own savings.
The energy label
Energy-efficient homes and planned sustainability improvements allow you to borrow extra on top of your income-based maximum.
Things that matter for an expat mortgage
Residence permit. Most Dutch lenders need you to have a valid residence permit or EU citizenship. The type of permit and how long it is valid can make a difference, for example if you came to the Netherlands as a knowledge migrant.
Temporary contract. A permanent contract is not always required. With a temporary contract, a statement of intent from your employer or a so-called perspective statement can be enough. Read more about a mortgage without a permanent contract.
The 30% ruling. The ruling raises your net income, but lenders look at your gross salary. It does change your monthly net costs and your mortgage interest deduction, so it is part of your personal plan.
Income from abroad. Income, savings or debts outside the Netherlands are assessed differently per lender. This is where independent advice and access to more than 40 lenders makes a difference.
Costs to pay from your own savings
| Transfer tax | 2% of the purchase price |
| Starter exemption | 0% if you are under 35 and meet the conditions |
| Notary (transfer and mortgage deed) | about €2,300 |
| Valuation report | about €775 |
| Technical inspection | about €465 |
| NHG guarantee fee | 0.4% of the mortgage, if applicable |
| Mortgage advice | depends on your situation |
Indicative amounts for 2026. The calculator shows the total for your situation.
ING, ABN AMRO or Rabobank calculator, or an independent one?
Many expats start with the mortgage calculator of their own bank, such as ING, ABN AMRO or Rabobank. That is a good first check, but it shows what that one bank would lend you, with its own rates and its own policy.
The Personce calculator works from the national lending rules and neutral market rates, and it adds the purchase costs you pay from your own savings. So you see what fits your budget in general, not just at one lender.
The biggest difference comes after the calculation. Residence status, a temporary contract or income from abroad are handled differently per lender. In a free session we compare more than 40 lenders for your situation.
Bank calculator or Personce calculator
| Bank calculator | Personce | |
|---|---|---|
| Based on | That bank's rates and policy | National lending rules and market rates |
| Purchase costs | Usually calculated separately | Included, with your own funds |
| Expat situation | General questions | Checked personally in the free session |
| Lenders compared | One | More than 40 |
Questions about the mortgage calculator
Can I get a mortgage in the Netherlands as an expat?
Yes. Expats can get a Dutch mortgage under the same lending rules as Dutch buyers. Lenders usually ask for a valid residence permit or EU citizenship, a Dutch employment contract or proof of stable income, and a BSN.
Can I get a mortgage with a temporary contract?
Often, yes. With a statement of intent from your employer or a perspective statement, many lenders treat your income as permanent. We check which option fits your situation.
Does the 30% ruling affect how much I can borrow?
Your maximum mortgage is based on your gross income. The 30% ruling mainly affects your net monthly costs and your tax position, including the mortgage interest deduction.
How much of my own money do I need?
You can borrow up to 100% of the value of the home, but not the purchase costs. Plan for transfer tax, notary, valuation and advice from your own savings. If you want to bid above the valuation, the difference also comes from your savings. See how to bid smartly on a home.
Is the result of the calculator a mortgage offer?
No. The result is an orientation based on the general lending rules and planning assumptions. Your actual maximum depends on your full situation and the lender you choose. We calculate it precisely in a personal session.
How up to date are the interest rates in the calculator?
The rates used in the calculator were last reviewed on 11 September 2026. Actual rates differ per lender and change regularly.
Turn your estimate into a personal mortgage plan
Book your free 90-minute consultation. We go through your calculation, your options with more than 40 lenders and every step from offer to notary, online or at our office in Eindhoven.