The 30% ruling and buying a house in the Netherlands in 2021

Whereas getting a mortgage and shopping for a home within the Netherlands in 2021 is likely to be the good factor to do, it’s undoubtedly not the best — particularly when you’ve gotten the 30% ruling to contemplate. By no means concern, let’s run by means of all you want to learn about to make this feat potential.

First issues first, what’s the 30% ruling? And what does it need to do with getting a mortgage?

Below the 30% ruling, extremely expert expats who’ve been employed from overseas could also be entitled to maintain 30% of their wage, together with reimbursement for transferring prices — tax-free! Recipients of the ruling used to profit from this tax profit for as much as eight years however since 2019, this has been minimize to 5.

Many get the impression that those that obtain the 30% ruling have a bonus over others with regards to making use of for mortgages — in any case, 30% of their revenue isn’t taxed, which means they’ll come away with the next mortgage, proper? Nope! Let’s run by means of the actual results of receiving the ruling when making use of for a Dutch mortgage.

DutchReview teamed up with Melissa over at Expat Mortgage Platform to seek out out all there’s to know concerning the 30% ruling and Dutch mortgages. When you’ve got any additional burning questions on making use of for a mortgage as an expat within the Netherlands, they’re the consultants to show to!

How does the 30% ruling have an effect on your mortgage software within the Netherlands? 

When figuring out how a lot you’re eligible to lend, mortgage advisors will check out your annual gross revenue — which means every thing that you simply earn earlier than tax.

Which means despite the fact that recipients of the 30% ruling have a lift with regards to their web revenue (what they maintain after tax), mortgage advisors and banks are principally involved with their gross revenue — what you earn earlier than any taxation (or tax breaks!) are utilized.

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Many internationals who transfer to the Netherlands profit from the 30% ruling, nevertheless it shouldn’t have a lot of an have an effect on in your mortgage. Picture: cottonbro/Pexels

Candidates with out the 30% ruling received’t get to maintain as a lot of their revenue after tax however their mortgage continues to be decided based mostly on what they make earlier than tax. Which means that with regards to your mortgage software, most banks and mortgage advisors don’t take the 30% ruling into consideration when calculating how a lot you may borrow.

READ MORE | Are you able to get a mortgage within the Netherlands as an expat? (With a university debt? Or as a freelancer?)

As a substitute, the financial institution primarily takes your revenue and any further elements akin to trip allowance, the ‘eindejaarsuitkering’, a bonus, and one thing like an irregularity allowance into consideration.

If a mortgage advisor does take the 30% ruling into consideration

Whereas most mortgage advisors don’t apply the 30% ruling when calculating your mortgage mortgage, some do. In the event that they do that, the extra sum that you’re loaned based mostly on the ruling should be repaid inside the interval that you simply profit from the ruling. Nevertheless, even should you do obtain barely extra, the additional quantity that you would be able to borrow with the 30% ruling, is moderately restricted.

Be aware: Whereas there are some banks and mortgage advisors who do take the ruling into consideration, many within the sector see this as breaking the code of conduct. For that reason, most banks and advisors is not going to take the 30% ruling into consideration. For instance, Melissa tells us that at Expat Mortgage Platform the 30% ruling is just not calculated into your mortgage mortgage.

How will the newest changes to the 30% ruling have an effect on your mortgage software?

In 2019, it was determined that those that obtain the 30% ruling would solely obtain it for 5 years as an alternative of eight. This utilized to those that have been already receiving the profit and in addition to later recipients of the ruling.

You’re in all probability questioning, can I nonetheless get a mortgage if the 30% ruling is adjusted? Luckily, we might be very clear about this — sure you may!

Once more, most banks and advisors don’t take the ruling into consideration if you apply for a Dutch mortgage. Which means whatever the adjustments to the size of time that you simply profit from the ruling, it shouldn’t be a figuring out consider your mortgage software.

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The adjustments to the 30% ruling shouldn’t have a big impact on the phrases of your Dutch mortgage. Picture: Andrea Piacquadio/Pexels

Except you have been counting on the additional revenue from the ruling to pay your mortgage (not a wise concept to start with) not a lot ought to change when it comes to your mortgage software.

Within the uncommon case the place an advisor would take the 30% ruling into consideration, 5 years of additional revenue would additionally imply a decrease mortgage in comparison with eight years that the unique 30% scheme would account for.

Will shedding the 30% ruling additionally have an effect on your present mortgage? 

It is usually potential that you have already got a mortgage within the Netherlands that you simply utilized for with the 30% ruling nonetheless going sturdy. Will the financial institution evict you from your own home as soon as the 30% ruling ends? First off, we all know there’s a number of stress about this, so immediately:

No: the adjustments to the 30% is not going to have an effect on your present mortgage within the Netherlands immediately. As a substitute, banks primarily have a look at whether or not you may simply make the month-to-month cost.

When taking out the mortgage, the affordability of the mortgage was primarily based mostly in your gross revenue and what your revenue would appear to be as soon as the 30% ruling was expired.

Uncertain of whether or not you’re even eligible for a mortgage? Check out Expat Mortgage Platform’s mortgage calculator.

That being mentioned, the tip date of the 30% ruling (which was based mostly on eight years of advantages on this case) can also have been taken into consideration — though if it was, but once more, it wouldn’t have made a lot of a distinction to your mortgage.

Melissa from Expat Mortgage Platform explains to us that ultimately, the shortening of the 30% ruling could have little or no impact on the present mortgages within the Netherlands.

As a substitute, she says it’s easy: An important factor is that the month-to-month funds are made.


Navigating the Dutch housing market might be powerful as a world — particularly when there are tax advantages concerned! Fortunately, with regards to the 30% ruling you shouldn’t expertise any rash adjustments to your mortgage.

Contemplating taking out a Dutch mortgage? Get steering that’s tailor-made towards internationals from the consultants at Expat Mortgage Platform with a free session.

How have you ever and your mortgage been affected by the adjustments to the 30% ruling? Inform us within the feedback under!

Characteristic Picture:Matheo JBT/Unsplash

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