First-time buyer mortgage: an expat starter guide

The Dutch starter market gives first-time buyers under 35 a real tax break — and most expats don’t realise they qualify. The starter transfer tax exemption (startersvrijstelling) means buying a home up to €555,000 saves you the 2% transfer tax that older buyers pay, worth up to €10,500 in cash at closing. Combined with NHG, a 100% loan-to-value, and Dutch mortgage interest deductibility, the system is unusually friendly to people in their early career years — exactly the cohort of knowledge migrants joining ASML, NXP, Radboud or HAN. This page covers the rules, the budget and the order of operations.

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key facts

  • Starter transfer tax exemption: 0% tax on homes up to €555,000 if you are under 35 and a first-time buyer.
  • Budget for 5–6% of purchase price in costs (“kosten koper”) if no exemption applies.
  • 100% loan-to-value is the maximum; you bring kosten koper from savings.
  • NHG available below €470,000 (or €498,200 with energy surcharge).
  • Most first-time buyers in Brainport and Arnhem fix the rate for 10 or 20 years.
  • Typical timeline from offer to keys: 8 to 12 weeks.

The starter transfer tax exemption

The starter rule has been in place since 2021 and has been refined three times since. As of 2026:

  • Buyer under 35 on the date of the notary deed.
  • Primary residence — the property must be your own home, not a rental.
  • Purchase price below €555,000 — buy above and the full 2% applies to the entire price, not just the excess.
  • First-time use of the exemption only — you can claim it once in your life.
  • A signed declaration at the notary stating you meet the rules.

For a €470,000 home, the exemption saves €9,000 in cash on the day of closing. For a couple, both buyers can independently use the exemption on the same property as long as both are under 35 — meaning two unused exemptions can sit on one purchase.

If you turn 35 within months of buying, get the notary appointment in before your birthday.

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What you actually need in the bank

A 100% loan-to-value mortgage covers the property price only. Costs come from your own funds:

  1. Notary and mortgage deed. Roughly €2,000–€3,000 combined.
  2. Valuation report. Around €600.
  3. Mortgage advisor fee. €2,500–€4,000 for an independent firm; bank-tied advisors are sometimes free but conflicted.
  4. Real estate agent (aankoopmakelaar). Optional but recommended in tight markets — typically 1.0–1.5% of purchase price.
  5. NHG premium (if applicable). 0.4% of the loan.
  6. Transfer tax (if not exempt). 2% of purchase price.
  7. Buffer. Bridge funding for FX timing if your savings are still abroad.

For a €400,000 home with starter exemption and no aankoopmakelaar: roughly €8,000 in own funds. With aankoopmakelaar and no exemption: closer to €22,000.

The order of operations for a first-time expat buyer

The sequence matters more than people expect. The mistake we see most often is house-hunting before the financial picture is locked.

  • Month 0. Register at the municipality, get your BSN, open a Dutch bank account, file the 30% ruling joint application.
  • Month 1. Pre-flight check with an independent advisor: how much can you borrow, which lender works best, what is your real budget after kosten koper.
  • Month 2. House-hunting with a clear ceiling. Bid on shortlist. In tight markets like Eindhoven, expect 2–4 bidding rounds before a winning offer.
  • Month 3. Offer accepted, financing arranged, valuation done, mortgage offer issued.
  • Month 4–5. Notary appointment, key handover, move in. Total time from first call to keys: typically 12 weeks in Brainport, faster in Arnhem-Nijmegen.

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First time buying in the Netherlands? Book a free 30-minute call with an advisor in Eindhoven or Arnhem to walk through the route before you start house-hunting.

Frequently asked questions

Yes. The exemption only looks at previous Dutch home ownership. A house you owned abroad before moving here does not disqualify you, as long as you are under 35 and this is your first Dutch home.

It increases your borrowing capacity at most lenders, which often makes the difference between renting and buying. The starter exemption is independent — it works the same whether or not you have the ruling.

The exemption applies up to and including that price. €525,001 and the full 2% transfer tax kicks in. Buyers near the boundary often negotiate fractionally below the threshold.

In Eindhoven, yes — competition is high and local agents help you bid well. In Arnhem and Nijmegen, you often manage fine without one. We can recommend independent buyer’s agents in both regions.

Yes, within the Dutch gift tax rules. Parents can gift each child up to roughly €31,000 tax-free in 2026 for any purpose, with a higher schenkingsvrijstelling for first home purchases under specific rules.