Mortgage Requirements in the Netherlands (2026): Do You Need a Deposit?

The Basics: Who can apply?

Getting a mortgage in the Netherlands is transparent, but strict. Before you start viewing houses, it is essential to know if you fit the profile. In 2026, the general baseline requirements are:

• Age: You must be at least 18 years old.
• Residency: You generally need to live in the Netherlands and have a valid residence permit (if you are non-EU).
• Credit Check: You must have a “clean” BKR record (the Dutch credit registration system).

Myth Buster: The 20% Down Payment

There is a persistent myth that you need a 20% down payment to buy a house in the Netherlands. This is incorrect.

Unlike Germany or the US, the Netherlands has a Loan-to-Value (LTV) limit of 100%. This means you can borrow up to 100% of the property’s market value.

Income Requirements: What counts?

To calculate your maximum mortgage, lenders look at your gross annual income. In 2026, the definition of “steady income” is quite flexible:

• Permanent Contract: The gold standard. Lenders take 100% of your gross salary.
• Temporary Contract: If you have an employer’s statement (Werkgeversverklaring) saying they intend to make your contract permanent, this counts as 100% income.
• Freelancers / ZZP: Even if you have only been self-employed for 1 year, many lenders can calculate your income based on that year’s figures (often taking 75-90% of the net profit).
• 30% Ruling: For expats, the 30% tax ruling can sometimes be included to increase your maximum borrowing capacity, though policies vary by bank.

Checklist: Documents you will need

When you are ready to apply, speed is key. Having these documents ready can save you weeks:

• Proof of Identity: A valid passport or ID card (and residence permit for non-EU citizens).
• Proof of Income: Recent payslips and an employer’s statement.
• Bank Statements: Showing your salary deposits and your savings for the closing costs.
• Property Details: The valuation report (taxatierapport) and purchase agreement.
• Pension Overview: Sometimes required to check affordability at retirement age.

Can non-residents get a mortgage?

If you live abroad and want to buy a holiday home or investment property in the Netherlands, the rules are stricter. You typically cannot borrow 100% of the value; expect to put down 30% to 40% of the purchase price yourself. Additionally, interest rates for non-resident mortgages are generally higher.

Frequently Asked Questions

What credit score do I need for a Dutch mortgage?

The Netherlands does not use a “score” like the US. Instead, lenders check the BKR register. If you have no payment arrears on loans or credit cards, you are generally accepted.

How much savings do I need to buy a house in 2026?

You should aim to have approximately 5% to 6% of the purchase price in savings to cover taxes, notary fees, and valuation costs.

Can I get a mortgage with a temporary contract?

Yes, provided your employer signs a “Letter of Intent” (Intentieverklaring) stating they plan to extend your contract indefinitely.