How to get a Dutch mortgage as a Brit, freelancer, and more

Divorced? A freelancer? British? Not everybody has 10 years of payslips behind them. Right here’s how one can get a mortgage within the Netherlands even when your state of affairs classifies as “difficult.”

Uninterested in renting a home within the Netherlands for a gazillion euros and that mortgage-in-the-Netherlands-life is trying fairly candy? In a ten/10 world, you’ll simply pay 1,000,000 euros money for a snazzy Dutch house — however, like us, you most likely don’t have that type of cash sitting in your checking account.

In a 9/10 world, you and your important different would each have an indefinite contract, no money owed or automotive funds to repay, a Dutch passport, and an endless quantity of monetary knowledge to easily dance by the method of acquiring a mortgage within the Netherlands.

However you’re studying this text, in order that’s clearly not you! That’s why we’re dedicating this house to these with difficult profession statuses, migration points, or passport considerations. 

Be careful! These are some difficult circumstances under — however imagine it or not, it’s potential to get a mortgage in less-than-standard situations. To learn how, we went to the specialists: Expat Mortgages, the place Richardo advised us all about how one can purchase a home regardless of your state of affairs. 

Getting a mortgage as a Brit after Brexit

What if you happen to’re British and also you’re making an attempt to purchase a home within the Netherlands on this post-Brexit world?

Quite a few Brits and UK corporations are leaping throughout the North Sea right into a Dutch life, lots of them additionally concerned with shopping for a Dutch home (we guess we’re nonetheless low cost in comparison with London?). 

However as with lots of Brexit’s penalties, shopping for a home overseas additionally simply obtained a tad bit extra fascinating. 

How will Brexit have an effect on making use of for a mortgage within the Netherlands? Picture: Andrea Piacquadio/Pexels

“On December 31, 2020, the British individuals misplaced their EU citizenship in a single day,” Richardo explains. He says that some EU banks took the freedom of recognising a transition interval and determined to nonetheless outline UK residents as EU residents.

“Nonetheless, some banks didn’t do something and stated ‘we’re going to deal with you as a non-EU citizen.’” 

Why does this matter? Primarily, some banks don’t present 100% mortgages to non-EU residents, and this now consists of Brits.

However if you happen to’re a Brit within the Netherlands, don’t panic but — with the assistance of mortgage advisor who is aware of all of the banks and their necessities, they know which banks will nonetheless give 100% mortgages to British residents. Simply be sure to’ve utilized in your Dutch residence allow first! 

TIP: In your residence allow (ID card) it should embody: Residence Doc Withdrawal Settlement Artwork. 18. so that you can be eligible to get a mortgage for 100% of the acquisition worth. 


Now what occurs if you happen to’re not an EU-citizen, however are married to a Dutchie who’s an EU-citizen?

Getting a mortgage as a “nationally combined” couple

So that you’ve moved to the Netherlands for love? Maybe you’ve discovered the one, or maybe you simply wish to be with an individual who shamelessly places hagelslag on their boterhammen

In the event you’re an EU-citizen, excellent news: you’re mainly Dutch within the financial institution’s eyes. Nonetheless, if a member of your couple will not be an EU-citizen, the quantity you will get in your mortgage might be impacted. Right here’s how:

When the EU citizen earns probably the most cash

If the EU accomplice can be the accomplice with the best revenue, there shall be no penalties in your mortgage. The upper revenue is taken under consideration for 100% and the second revenue for 90% — simply the identical as with a Dutch/Dutch couple.

When the non-EU citizen earns probably the most cash

Right here’s the place it will get difficult: if the non-EU citizen of the connection additionally earns probably the most cash, all of the sudden all the mortgage is handled as a non-EU citizen mortgage. However don’t fret! This simply means you’ll have extra paperwork to fill out as a result of the banks should do their consumer due diligence. 

In the end, all this data is taken into account on a case-by-case foundation by banks. A superb mortgage advisor may help you with this to be sure to can safe your mortgage.

If the non-EU citizen will get paid in a foreign money aside from euros that may additionally have an effect on your borrowing potential — however extra on that under 😉.

Good to know: Presently a accomplice’s revenue (a.okay.a the particular person making much less) counts for under 90%. Nonetheless, mortgage advisors predict that subsequent 12 months it’s going to elevate to 100%!
It was even lower than 90% earlier than 2021 so if you happen to had your final mortgage calculation just a few years in the past you could wish to have it checked once more!

Getting a Dutch mortgage if you’re paid in a overseas foreign money

What occurs in case your employer doesn’t pay you in euros? Can you continue to get a mortgage within the Netherlands then?

How does making use of for a mortgage work when you find yourself incomes a overseas foreign money?Picture: LinkedIn Gross sales Options/Unsplash

Since DutchReview is fueled with cheese, online-nitpicking, and definitely not euros, we requested Richardo. “That is positively potential,” he says. “The one factor is that the quantity you earn doesn’t totally contribute towards the quantity you possibly can borrow.”

What does this imply? Let’s break it down:

Emily lives in Amsterdam, however works remotely for a London advertising agency. She earns £100,000 (GBP) per 12 months which, transformed at in the present day’s price, equals about €117,000 (EUR).

However, the financial institution doesn’t know what alternate charges will do sooner or later. So, to be protected, they are saying that they’ll solely take into consideration 90% of Emily’s revenue, which is €105,000. This quantity is what the financial institution will use to calculate Emily’s borrowing capability.

Richardo warns that whereas the financial institution accepts 90% of the revenue now, that quantity is rumoured to scale back to 85%, or 80%. “However you by no means know the long run,” he emphasizes.

The excellent news is that that is all solely the case if you happen to’re about to make a certain quantity with — say for instance — a brand new job. You probably have earned your revenue in a unique foreign money earlier than you got here to the Netherlands then there isn’t any diminished share. 

It is because the financial institution can see that you just’ve already made that quantity up to now, so the financial institution will be assured of your incomes potential.

Does the financial institution take a look at your outdated job? Richardo lays it out for us: “An outdated job is taken under consideration if the brand new job doesn’t provide a everlasting place or the brand new employer doesn’t present the letter of intent. In that case we flex the revenue primarily based on the previous earnings.”

Oh and by the way in which, it is a share relevant to all currencies: no benefits for {dollars} over kilos, buddies!

Professional-tip! If you wish to get a sign of your potential mortgage now, you need to use this mortgage calculator by Expat Mortgages.

What occurs together with your mortgage state of affairs if you get divorced?

A fortunately married couple purchased an house in Amsterdam three years in the past, however COVID-19 got here. After a 12 months of working/residing/doing the whole lot in the identical abode, they resolve they’re carried out and file for divorce. Pleased freedom! 

However not fairly: they’re nonetheless left with the real-world implications of that split-up and whether or not they can purchase a brand new home afterwards. 

If you wish to purchase a brand new home after a separation, you should first settle all of the enterprise you might have together with your ex-partner. It’s believable that one particular person is staying in the home, and one desires to go, explains Richardo. “The financial institution will wish to see, ultimately, if the individual that desires to remain can afford the mortgage.” 

On prime of this, the individual that is leaving can say “we purchased this house three years in the past for €400,000, however now it’s price €450,000. I need my share of the revenue.”

This have to be compensated by the one who is staying in the home, says Richardo. “This may be financed by the financial institution, however that is determined by whether or not the one who is staying can afford the extra quantity or not.”

As soon as the enterprise of separation is settled, your mortgage advisor can go to the financial institution and discharge you as a mortgage debtor of the mortgage and because the proprietor of the home — which means, you might be not chargeable for the fee of the mortgage. 

Now, comes the enjoyable half: it’s time to go to your mortgage advisor and see what you should buy! Your mortgage advisor will focus on your wants, and calculate how a lot cash you possibly can borrow primarily based in your monetary state of affairs. As soon as that’s sorted, it’s time to get on together with your new single life!

READ MORE | After shopping for a home within the Netherlands – the last word aftersale information for expats

Freelancing: Are you able to get a mortgage as a ZZP’er?

Sure you possibly can! It’s actually potential to acquire a mortgage within the Netherlands as a freelancer. However it is a grown-up world so you already know it isn’t all “rozengeur en maneschijn” (all enjoyable and video games).

Getting a mortgage is feasible, however you should present a bit bit extra paperwork which all is determined by your distinctive state of affairs: 

ZZP’er within the Netherlands for at the very least three years

In the event you’ve been freelancing for 3 years, it’s straightforward: simply present your final three years of revenue to the financial institution!

ZZP’er within the Netherlands for lower than three years

In the event you’ve been a freelancer for lower than three years, don’t stress — you possibly can nonetheless qualify for a mortgage! There are just a few additional steps to undergo, however shopping for a Dutch house is much from unimaginable. 

To search out the mortgage for you, Expat Mortgages have a “Particular Instances” crew devoted to discovering an answer to get you right into a home — three years of statements or not!


Listed below are just some methods that you could be be eligible to get a mortgage as a more moderen Dutch ZZP’er:

Staff who switched to being a ZZP’er

Had been you employed at a Dutch firm, then made the change to being a ZZP’er in the identical line of labor? Nice! Your mortgage advisor can use the identical revenue that you just earned if you had been employed. This acts as a monitor report of employment.

ZZP’ers with overseas revenue

For individuals who have a brief historical past within the Netherlands however had the identical line of labor in a unique nation with a unique foreign money, your financial institution can use the overseas revenue earned overseas as an “revenue historical past.”

ZZP’er with future prospects

In the event you’re a ZZP’er that used to do one profession, however now has moved on to a unique profession, you’ll want to indicate at the very least one 12 months of revenue, plus your future prospects. 

Are you able to apply for a mortgage within the Netherlands in case you are a freelancer? Picture: Per Loov/Unsplash

For instance, if in case you have an enormous task for the subsequent six months that can assure you revenue, the financial institution could also be keen to take this under consideration. “It’s positively stretching the principles of the financial institution, however it’s throughout the realm of risk,” says Richardo.

In the end, your mortgage advisor is there to argue a case for you. That implies that even when an organization is at present within the purple, a mortgage advisor can nonetheless typically present why it’s a good suggestion to go forward with an utility. 

TIP: As a freelancer, it helps if your small business is registered right here on the Dutch Chamber of Commerce (KVK) and never overseas

Prepared to purchase a home within the Netherlands in a non-standard state of affairs?

There could also be some situations or additional paperwork concerned if you’re not a normal mortgage applicant, however you could be shocked at how potential it’s so that you can get that mortgage!

Are you British, not too long ago divorced, or a ZZP’er and also you’re nonetheless concerned with shopping for a home within the Netherlands in 2021? That will simply be potential! To search out out, you possibly can attain out to Expat Mortgages and see what they will do (a session is 100% free!).

Need to get in contact for an (on-line) appointment? Properly, they will organize to fulfill you for a no-strings-attached session in which you’ll ask the whole lot in regards to the mortgage potentialities. Or simply digitally drop by at certainly one of their webinars.

Since they solely work with expats and internationals, Expat Mortgages actually know the ins-and-outs in the case of all the main points that play up when it’s a overseas particular person making an attempt to get a mortgage within the Netherlands. 

Most significantly, additionally they just remember to can perceive the entire technique of getting a mortgage within the Netherlands through the use of correct and comprehensible English.


Need to know extra about getting a mortgage within the Netherlands? Take a look at how shopping for a home may truly prevent cash (I do know, nevertheless it’s true, learn it!), shopping for a home within the Netherlands throughout coronavirus, or our 10 step information to purchasing a spot and getting a mortgage.

Are you trying to purchase a home in 2021? Suppose your possibilities for a mortgage have modified on this 12 months? Inform us within the feedback under!

Characteristic Picture: Karolina Grabowska/Unsplash

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