Frequently Asked Questions for Expats in the Netherlands

Moving to and living in the Netherlands as an expat raises many questions about finances, housing, insurance, and taxes. Below you will find answers to the most commonly asked questions by internationals in the Netherlands.

Can expats get a mortgage in the Netherlands?

Yes, expats can get a mortgage in the Netherlands. Dutch banks actively lend to internationals, and you can typically borrow up to 100% of the property value. You will need a valid residence permit, employment contract, and proof of income. A financial advisor can help you find the best mortgage terms for your situation.

What is the 30% ruling and how does it affect my mortgage?

The 30% ruling allows qualifying expats to receive 30% of their gross salary tax-free for up to 5 years. When applying for a mortgage, most banks calculate your borrowing capacity based on your full gross salary (before the 30% is applied), which means you can often borrow more than your net salary might suggest. However, you should also plan for when the ruling expires, as your net income will decrease.

Is health insurance mandatory in the Netherlands?

Yes, health insurance (basisverzekering) is mandatory for everyone who lives or works in the Netherlands. You must arrange basic health insurance within 4 months of arriving. The basic package is the same with every insurer and covers GP visits, hospital care, medications, and maternity care. Premiums are approximately 120 to 145 euros per month.

How do I open a Dutch bank account as an expat?

To open a Dutch bank account, you need a valid passport or ID, a BSN number (obtained from your local municipality), and proof of address. Major banks like ABN AMRO, ING, and Rabobank offer English-language services. Digital banks like Bunq can sometimes open accounts faster. The process typically takes 1 to 3 weeks.

What is NHG (Nationale Hypotheek Garantie)?

NHG is a government-backed mortgage guarantee available for homes up to approximately 435,000 euros in 2026. It offers a lower interest rate (typically 0.5 to 0.7% discount) and protects you from residual debt if you need to sell at a loss due to circumstances beyond your control, such as job loss or divorce. NHG is highly recommended for expats as it provides an important safety net.

How much does it cost to live in the Netherlands?

For a single expat in cities like Eindhoven or Arnhem, a comfortable monthly budget is approximately 2,000 to 2,500 euros, including rent, utilities, insurance, groceries, and transport. Couples should budget 3,000 to 4,000 euros. Amsterdam and other Randstad cities are 20 to 40% more expensive, mainly due to higher housing costs.

What types of mortgage are available in the Netherlands?

The most common mortgage types are: annuity mortgage (annuiteitenhypotheek), where payments are fixed but the ratio of interest to principal shifts over time; and linear mortgage (lineaire hypotheek), where you repay a fixed amount of principal each month plus decreasing interest. Both qualify for the mortgage interest deduction. Interest-only mortgages are still available in limited cases.

Do I need a financial advisor to buy a house in the Netherlands?

While not legally required, a financial advisor (hypotheekadviseur) is strongly recommended, especially for expats. They help you navigate the Dutch mortgage market, compare offers from multiple lenders, handle the application process, and ensure you get the best terms. Many advisors offer a free first consultation. At Buro Philip van den Hurk, our advisors specialize in expat mortgages.

What happens to my pension when I leave the Netherlands?

Your AOW (state pension) rights are built up for every year you live in the Netherlands (2% per year). When you leave, you stop building rights but keep what you have earned. Employer pension funds maintain your accrued benefits. You can choose to transfer your pension to a scheme in your new country of residence, depending on the applicable tax treaties and pension fund rules.

How does the Dutch pension system work?

The Dutch pension system has three pillars: AOW (state pension, based on years of residence), employer pensions (through pension funds, built up during employment), and individual pension savings (private arrangements). The system is considered one of the best in the world. As an expat, understanding how these three pillars interact is important for your retirement planning.

What insurance do I need as an expat in the Netherlands?

At minimum, you need basic health insurance (mandatory). Beyond that, liability insurance (aansprakelijkheidsverzekering) is strongly recommended and very affordable at 3 to 5 euros per month. Home contents insurance protects your belongings. If you buy a home, building insurance may be required by your mortgage lender. Travel insurance is useful if you travel frequently.

Is it better to rent or buy as an expat?

As a general rule, buying becomes financially advantageous after approximately 3 to 5 years, thanks to the mortgage interest deduction and equity building. If you plan to stay in the Netherlands for less than 3 years, renting offers more flexibility. If you plan to stay longer, buying is usually the better financial decision, especially with the NHG guarantee and current interest rates.

How is the Dutch tax system structured?

Dutch taxes are divided into three boxes: Box 1 covers income from work and home ownership (progressive rates up to 49.50%), Box 2 covers income from substantial business interests (24.5 to 33%), and Box 3 covers wealth from savings and investments (taxed on assumed returns at 36%). Expats with the 30% ruling benefit from significant tax savings in Box 1.

Can I get a mortgage with a temporary employment contract?

Yes, it is possible to get a mortgage with a temporary contract, though options may be more limited. Some lenders accept temporary contracts if your employer provides an intention declaration (intentieverklaring) stating they plan to offer a permanent contract. Others may lend based on your income history. A specialized advisor can help identify the best options.

What are the costs of buying a house in the Netherlands?

Besides the purchase price, expect to pay: transfer tax (2% for primary residences), notary fees (approximately 1,500 to 2,500 euros), valuation report (approximately 500 to 800 euros), financial advisor fee (approximately 2,000 to 4,000 euros), and NHG costs if applicable (0.6% of the mortgage amount). Total buying costs are typically 3 to 5% of the property price.

What is the zorgtoeslag (healthcare allowance)?

Zorgtoeslag is a monthly government subsidy that helps offset the cost of your health insurance premium. Eligibility depends on your income: in 2026, singles earning below approximately 38,000 euros and couples below 48,000 euros may qualify. You apply through the Belastingdienst website. The allowance can be up to 130 euros per month per person.

How long does it take to buy a house in the Netherlands?

The typical timeline from starting your search to receiving the keys is 3 to 6 months. This includes: house hunting (varies), making an offer and negotiation (1 to 2 weeks), signing the purchase agreement (1 week), the cooling-off period (3 days), mortgage application and approval (4 to 6 weeks), and transfer at the notary. Working with an experienced buying agent and financial advisor can help speed up the process.

Does Buro Philip van den Hurk offer a free first consultation?

Yes, we offer a free, no-obligation first consultation for expats. During this meeting, we discuss your financial situation, goals, and questions. Whether you need mortgage advice, insurance guidance, pension planning, or general financial advice, our team of 60 professionals is ready to help. You can book a consultation through our website or contact our offices in Eindhoven and Arnhem directly.

Still Have Questions?

If your question is not answered above, our team is happy to help. Buro Philip van den Hurk has been advising expats in the Netherlands since 1993. Contact us for personalized advice — your first consultation is free.