Can a foreigner buy a house in the Netherlands?

Russell Advocaten · 20 sep 2026

Yes, a foreigner can buy a house in the Netherlands. There are no legal restrictions based on nationality that prevent non-Dutch citizens from purchasing residential property. Whether you hold EU citizenship, a residence permit, or are based abroad entirely, you are generally free to acquire property in the Netherlands, though your residency status and income situation will significantly affect your ability to secure a Dutch mortgage. The sections below address the most important practical and legal questions that foreign buyers face.

Do you need Dutch residency or a visa to buy property?

No, you do not need Dutch residency or a visa to purchase property in the Netherlands. Foreign nationals, including those living outside the country, are legally permitted to buy real estate in the Netherlands regardless of their nationality or immigration status. There is no requirement to hold a residence permit, a work permit, or any other form of legal status in the Netherlands in order to complete a property purchase.

That said, your residency status has practical consequences. If you intend to live in the property, you will need to comply with the relevant immigration rules for staying in the Netherlands. EU citizens benefit from favorable rights under EU citizenship: they do not require a residence permit or work permit, though they must register with the municipality if they plan to stay for longer than four months. Non-EU nationals will generally need a valid residence permit to reside in the Netherlands lawfully.

For buyers who are purchasing as an investment or second home and do not plan to relocate, residency is not a concern at the point of purchase. However, tax obligations and reporting requirements in both the Netherlands and your home country may still apply, and it is advisable to seek professional guidance on these matters before proceeding.

Can a foreigner get a Dutch mortgage?

Yes, foreigners can apply for a Dutch mortgage, but the requirements are more complex than for Dutch nationals, and approval is not guaranteed. Dutch lenders assess mortgage applications based on income, employment type, residency status, and the nature of your contract. Meeting these criteria as a foreign buyer, particularly one without permanent residency, requires careful preparation.

Key factors that lenders typically consider include:

Type of income: A permanent employment contract in the Netherlands is the most straightforward basis for a mortgage application. Freelancers, self-employed individuals, and those on temporary contracts face more scrutiny.
Residency status: Lenders may take into account whether you hold a temporary or indefinite residence permit, as this affects the perceived risk of the loan.
Currency of income: If your income is earned in a foreign currency, lenders may apply additional conditions or restrictions.
Length of employment in the Netherlands: Some lenders require a minimum period of employment or tax residency in the Netherlands before approving a mortgage.

It is strongly recommended to consult a qualified mortgage adviser before beginning your property search. An adviser can provide an estimate of your maximum borrowing capacity and identify which lenders are most likely to consider your specific situation. Knowing your budget in advance avoids the risk of making offers on properties that fall outside your financial reach.

What are the legal steps to buying a house in the Netherlands?

Buying a house in the Netherlands follows a structured legal process that differs from many other countries, particularly in the role played by a civil-law notary. Understanding each stage helps foreign buyers navigate the process with confidence and avoid costly mistakes.

The key steps in the Dutch property purchase process are as follows:

Determine your budget: Before viewing properties, establish what you can afford, including mortgage capacity and available personal funds. Consulting a mortgage adviser at this stage is advisable.
Make an offer: Once you identify a suitable property, you submit a written offer. Negotiations on price and conditions follow until both parties reach agreement.
Sign the preliminary purchase agreement (koopovereenkomst): This legally binding contract sets out the agreed price, conditions, and transfer date. As a buyer, you have a statutory three-day cooling-off period after signing during which you may withdraw without penalty.
Conduct due diligence: A structural survey (bouwkundige keuring) is not legally required but is strongly recommended, particularly for older properties. Any issues identified may provide grounds for renegotiation.
Arrange financing: Finalize your mortgage application and obtain a formal mortgage offer from your lender.
Transfer of ownership at the notary (notaris): The final step takes place before a civil-law notary, who prepares and executes the deed of transfer (leveringsakte) and, if applicable, the mortgage deed. The notary also registers the transfer in the Dutch Land Registry (Kadaster). Ownership passes to the buyer at this point.

The notary plays a central and legally required role in Dutch property transactions. Unlike in some other jurisdictions, the buyer and seller do not exchange contracts independently, the notary acts as a neutral party responsible for the legal validity of the transfer.

What costs should a foreign buyer expect beyond the purchase price?

Foreign buyers should budget for a range of additional costs on top of the agreed purchase price. In the Netherlands, these costs are commonly referred to as “kosten koper” (costs for the buyer) and typically amount to between 4% and 6% of the purchase price, though the exact figure depends on the transaction.

The main additional costs include:

Transfer tax (overdrachtsbelasting): For residential properties, the standard rate is 2% of the purchase price for buyers who will occupy the property as their primary residence. A higher rate of 10.4% applies to investors and buyers who will not occupy the property themselves. First-time buyers under the age of 35 may qualify for an exemption, subject to conditions and a property value cap.
Notary fees: The notary charges fees for drafting the deed of transfer and the mortgage deed. These fees vary between notaries and are negotiable to some extent.
Estate agent fees: If you engage a buyer’s agent (aankoopmakelaar), their fee is typically a percentage of the purchase price or a fixed amount agreed in advance.
Mortgage adviser fees: Independent mortgage advisers charge for their services, though the cost varies depending on the complexity of the application.
Structural survey costs: A building survey (bouwkundige keuring) carries a fee that depends on the size and type of property.
Land Registry registration: A fee is charged for registering the transfer in the Kadaster.

It is also worth noting that parental gifts can assist with property purchases. In 2026, parents may give their child up to €6,908 tax-free per year under the annual gift tax exemption. A one-time enhanced gift of up to €33,129 is also available, subject to conditions. The previous large housing-specific gift exemption no longer exists as of 2024.

Are there restrictions on buying certain types of property as a foreigner?

There are no general nationality-based restrictions on foreigners buying residential property in the Netherlands. However, certain types of property and specific local regulations may impose conditions that affect foreign buyers in practice.

Some considerations worth being aware of include:

Social housing (sociale huurwoningen): Social housing in the Netherlands is reserved for residents who meet income and eligibility criteria. Foreign buyers cannot purchase social housing stock through the open market in the same way as private residential property.
Self-occupancy requirements (zelfbewoningsplicht): A growing number of Dutch municipalities have introduced self-occupancy obligations for certain properties. These rules require the buyer to live in the property themselves for a defined period after purchase, rather than renting it out. This is particularly relevant for buy-to-let investors.
Buy-to-let restrictions: If you intend to rent out a property, local regulations, including zoning rules, rental licensing requirements, and the self-occupancy obligations mentioned above, may apply. These vary by municipality and should be investigated before purchase.
Listed buildings and protected areas: Properties with listed status (rijksmonument) or located in protected urban areas may carry restrictions on renovation and use, regardless of the buyer’s nationality.

The regulatory landscape for property investment in the Netherlands has evolved in recent years, with municipalities taking a more active role in managing housing availability. Foreign buyers considering investment purchases should seek legal advice specific to the municipality and property type in question.

What legal support does a foreign buyer need in the Netherlands?

Foreign buyers in the Netherlands benefit significantly from engaging qualified legal support throughout the purchase process. While the civil-law notary is a mandatory and neutral party in any property transfer, the notary acts for both buyer and seller and does not provide independent legal advice to either party. A separate legal adviser working in your interest adds an important layer of protection.

Legal support is particularly valuable in the following areas:

Reviewing the preliminary purchase agreement: The koopovereenkomst is a legally binding document. An adviser can check the conditions, identify unfavorable clauses, and negotiate amendments before you sign.
Due diligence on the property: This includes checking the Land Registry records, reviewing any ground lease (erfpacht) arrangements, and identifying encumbrances or easements that may affect your use of the property.
Understanding your residency obligations: If you plan to live in the property, your immigration status and any applicable registration requirements need to be considered alongside the purchase.
Cross-border legal and tax considerations: Foreign buyers may face obligations in both the Netherlands and their home country. Understanding how Dutch property ownership interacts with your personal legal and financial situation requires specialist advice.

How Russell Advocaten supports foreign property buyers in the Netherlands

Russell Advocaten is an internationally oriented law firm based in Amsterdam, with long-standing experience advising expats in the Netherlands on immigration, real estate, contracts, setting up a business, personnel matters, and family law. The firm’s lawyers communicate fluently in English, German, and Dutch, a practical advantage for foreign buyers who need clear, reliable legal advice without language barriers.

For foreign buyers navigating the Dutch property market, Russell Advocaten can assist with:

Reviewing and negotiating the preliminary purchase agreement (koopovereenkomst)
Conducting legal due diligence on the property, including Land Registry checks and ground lease review
Advising on residency and immigration requirements relevant to your purchase and intended use of the property
Providing guidance on cross-border legal considerations for international buyers
Supporting buy-to-let investors on local regulations, self-occupancy obligations, and rental law

With more than 80 years of experience, a recommendation by the Legal 500, and membership of the international Primerus network spanning 3,000 lawyers in 40 countries, Russell Advocaten is well placed to guide foreign buyers through every stage of a Dutch property transaction. If you are considering buying property in the Netherlands and would like to discuss your situation, contact Russell Advocaten for an initial consultation.

This information is general in nature and does not constitute legal advice for your specific situation. For advice tailored to your circumstances, please consult a lawyer at Russell Advocaten.

Veelgestelde vragen

Can I buy a house in the Netherlands if I don't have a BSN (citizen service number)?

You will need a BSN (Burgerservicenummer) to complete a property purchase in the Netherlands, as it is required by the notary to process the deed of transfer and register ownership. If you don’t yet have one, you can obtain a BSN by registering with your local municipality (gemeente) or, for non-residents purchasing property, through a special registration process at certain municipalities. It is advisable to arrange this early in the buying process so it doesn’t delay your transaction.

What happens if my mortgage application is rejected — can I still buy property in the Netherlands?

Yes, you can still purchase property in the Netherlands without a Dutch mortgage by using personal funds or financing from abroad. Some foreign buyers use equity from property in their home country, international bank loans, or private financing arrangements. If you plan to rely on a mortgage, including a resolutive condition (ontbindende voorwaarde) for financing in your preliminary purchase agreement is strongly recommended, as this allows you to withdraw from the purchase without penalty if your mortgage application is ultimately unsuccessful.

What is a ground lease (erfpacht) and should I be concerned about it as a foreign buyer?

A ground lease (erfpacht) means that while you own the building, the land beneath it is owned by a third party — often a municipality, housing corporation, or private landowner — and you pay a periodic fee (canon) for the right to use it. This arrangement is particularly common in Amsterdam and can significantly affect the property’s long-term value and your mortgage options, as some lenders are reluctant to finance erfpacht properties or impose stricter conditions. Always have a lawyer review the ground lease terms, including the canon revision schedule and the duration of the lease, before signing any purchase agreement.

As a foreign buyer, do I need to file a tax return in the Netherlands after purchasing property?

If you become a tax resident of the Netherlands, your Dutch property will be included in your annual income tax return under Box 3 (wealth tax on assets) or Box 1 if it is your primary residence, where a notional rental value (eigenwoningforfait) applies. Even if you remain a non-resident, owning Dutch property may create a limited Dutch tax obligation, and you may also need to declare the asset in your home country. Cross-border tax situations can be complex, so consulting a tax adviser with expertise in both Dutch and international tax law is strongly recommended after your purchase completes.

Is it common for foreign buyers to use a buyer's agent (aankoopmakelaar), and is it worth the cost?

Using a buyer’s agent is increasingly common among foreign buyers and is generally considered worthwhile, particularly in competitive urban markets like Amsterdam, Utrecht, or Rotterdam. A buyer’s agent provides local market knowledge, helps you assess whether an asking price is realistic, guides you through negotiations, and ensures you don’t overlook important conditions in the purchase process. Their fee is typically a percentage of the purchase price or a fixed amount, and the advantage they provide in negotiations and risk avoidance often outweighs the cost.

What is the three-day cooling-off period and does it fully protect me as a buyer?

After signing the preliminary purchase agreement (koopovereenkomst), Dutch law gives the buyer a statutory three-day cooling-off period during which you can withdraw from the purchase without giving a reason and without financial penalty. However, this protection is limited: it only applies to the buyer (not the seller), it runs from the moment you receive a signed copy of the agreement, and it does not replace the need for careful legal review before signing. Once the cooling-off period expires, withdrawing from the purchase without a valid resolutive condition will typically result in a penalty of 10% of the purchase price, so it is essential to have the contract reviewed by a lawyer before or immediately after signing.

Can I rent out my Dutch property if I don't plan to live there myself?

It is possible to rent out a property in the Netherlands, but the regulatory environment has become significantly more restrictive in recent years. Many municipalities, including Amsterdam, have introduced self-occupancy obligations (zelfbewoningsplicht) that require buyers to live in a property for a set period before renting it out, and rental licensing requirements are increasingly common. Additionally, the Dutch rental market is subject to rent regulation rules that may limit the rent you can charge, depending on the property type and value. Before purchasing with the intention to let, you should seek legal advice specific to the municipality and property in question to ensure your investment plans are viable.

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