independent mortgage & 30% ruling advice for expats

Plain financial advice for internationals in the Netherlands — from a Dutch firm that sits next door to where you work.

  • →Independent advice — no provisions, no product ties, no hidden incentives.
  • →English-speaking advisors at our Eindhoven and Arnhem offices, ten minutes from Brainport and Novio Tech Campus.
  • →30+ Dutch lenders compared on every mortgage — including the ones that count your full gross salary.

Based where international talent actually lives

We are not an Amsterdam expat shop. Our offices sit inside the two regions that draw most of the country’s knowledge migrants: Brainport in the south, and the Arnhem-Nijmegen corridor in the east. That proximity matters. It means we see the same employer contracts, the same relocation packages, and the same 30% ruling timing questions every week — which is how patterns become advice.

  • Around 40,000 international knowledge workers live and work in the Brainport region around Eindhoven.
  • Major employers on our doorstep include ASML, NXP, Philips, Signify, VDL, BESI and ASM International.
  • The Arnhem-Nijmegen corridor anchors the Dutch Health & High Tech cluster, with NXP Nijmegen, Novio Tech Campus, Radboud University and HAN.
  • buro philip van den hurk has been advising international clients in these regions since 1993.

Dutch Mortgage Expat Calculation

Calculate your maximum mortgage as an expat. You will receive the results in your email.

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Indicative Maximum Mortgage

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financial matters

Buro philip van den hurk is an independent financial advisory firm specializing in mortgage, insurance, and pension advice for expats living in the Netherlands. Founded over 30 years ago, the firm employs more than 60 professionals across offices in Eindhoven and Arnhem.

In 2026, expats in the Netherlands can borrow up to 100% of the property value, with a maximum mortgage typically based on 4.5 times gross annual income. The 30% ruling allows qualifying expats to receive 30% of their salary tax-free for up to 5 years, significantly impacting mortgage calculations and tax planning.

We focus on expats, international high potentials, and entrepreneurs, making Dutch rules, taxes, and mortgages hassle-free. Whether you are buying your first home, refinancing, or planning your pension, our English-speaking advisors provide tailor-made solutions that consider your unique cross-border financial situation.

Our first consultation is always free and without obligation. We work with all major Dutch mortgage lenders and compare offers to find the best rate and conditions for your situation.

Free first consultation · No obligation · Response within 24 hours

independent, focused,
transparent
advice

unbound and transparent

Buro Philip van den Hurk office team discussing expat financial planning

BPH is one of the few independent agencies on the Dutch market.

We specialise in personal finance for professionals, are fully independent and are fully certified to do business with all relevant parties.

Your guarantee for the best advice.

Buro Philip van den Hurk office team discussing expat financial planning

50 specialists, English speaking, large network

always an up to date file
specialist when needed
English speaking
accessible
quick

Helpful Resources for Expats

Our experts have written comprehensive guides to help you navigate life in the Netherlands:

Free Download: Expat Financial Checklist

Get our comprehensive checklist covering everything from opening a bank account to tax deadlines. 6 sections, 50+ action items — completely free.

DOWNLOAD FREE CHECKLIST

PDF · 7 pages · No sign-up required

English-speaking financial advisors for expats in the Netherlands
PLAN A MEETING

Free first consultation · No obligation · Response within 24 hours

Sander van den Hurk - Financial advisor at Buro Philip van den Hurk

Mortgage & 30% Ruling — FAQ

Common questions from internationals about Dutch mortgages, the 30% ruling and what to expect when you ask for advice.

Yes. Almost every Dutch lender will accept an applicant with the 30% ruling — but they do not treat the income the same way. Some count your full gross salary toward the affordability test, others only the taxable 70%. We compare both, and steer you toward the lenders whose rules give you the strongest position.

No, and the gap is wide. NIBC, ING and ABN AMRO’s expat desks typically count the full gross income, which can lift your maximum mortgage by tens of thousands of euros. Knowledge migrants relocating to ASML or NXP often see the difference clearly — it can mean a starter apartment versus a family home.

The starting rule is roughly 4.5 times your gross annual income, capped at 100% of the purchase price. With the 30% ruling, the answer depends entirely on which lender values your income highest. Our calculator gives you the indicative range; a 30-minute call gives you the number against your actual contract.

Yes — a Burger Service Nummer is non-negotiable. For knowledge migrants this is usually arranged within the first weeks of arrival, alongside the IND residency steps. If your BSN appointment is still pending, we can map out the mortgage timeline around it so nothing stalls at the notary.

There is no statutory minimum, but in practice most lenders look for €30,000 gross per year before a meaningful mortgage becomes possible. Above roughly €60,000 you typically gain access to sharper rates and longer fixed-rate periods — which is the bracket most international professionals in Brainport and the east already sit in.

Yes, and the timing usually rewards it. The 30% ruling has to be requested within four months of your Dutch employment starting; mortgage offers often follow soon after. We coordinate the two so the ruling is either granted or visibly in motion by the time the lender runs your file.

Our Services for Expats in the Netherlands

ServiceWhat We DoWho It's For
Expat MortgagesCompare rates from all Dutch lenders, handle applications in EnglishFirst-time buyers, movers, refinancers
Insurance AdviceHealth, liability, home contents, and life insuranceNew arrivals, growing families
Pension PlanningDutch pension (AOW), employer pensions, private optimizationLong-term expats, retirees
Tax Optimization30% ruling impact, cross-border tax planningKnowledge migrants, entrepreneurs

Indicative Dutch Mortgage Rates (2026)

Fixed PeriodIndicative RateMonthly per €100,000
1 year3.5% – 3.9%~€497
5 years3.6% – 4.0%~€510
10 years3.8% – 4.3%~€530
20 years4.2% – 4.6%~€555
30 years4.4% – 4.8%~€570