You’re new to the Netherlands, you know you’ll be staying here for a while and you don’t want to waste money on rent. Makes sense. But then you run into a housing market that works differently than you’re used to. Different rules, different concepts and a pace that might surprise you. That confusion is normal. Most expats we guide come with the same questions. This article gives you honest, clear answers.
Can you buy a house as an expat in the Netherlands?
This is the first question many expats ask. The short answer is yes. The Netherlands has no restrictions on buying real estate by foreigners. Whether you have an EU passport or not, you can simply buy a house. Many international home seekers in the Netherlands don’t know this and are unnecessarily discouraged by it.
What does differ is the financing. Applying for a Dutch mortgage as an expat requires a bit more preparation. Banks look at your income, your employment contract and your residence status. If you have a temporary contract or work as a freelancer, there are fewer providers willing to provide a mortgage. But there are certainly options, even for expats with a non-standard situation.
An expat who bought a house in The Hague through SMASH Makelaars initially thought he couldn’t buy as an American. After a conversation with a mortgage advisor, his situation turned out to be perfectly financeable. Don’t let yourself be discouraged by assumptions. Just ask about it.
How does the bidding process work in the Netherlands?
In many countries you do relaxed negotiations after making a bid. In the Netherlands it works differently, especially in a tight market. You view a property, you make a bid and sometimes you have to decide within a day. In popular cities like The Hague, Amsterdam and Utrecht, overbidding is normal.
The bidding process takes place through the seller’s real estate agent. As a buyer you make a bid, sometimes verbally but more often in writing. You can attach conditions, such as a financing clause or a building inspection. These conditions protect you as a buyer. Don’t just drop them to look more attractive, because the risks are significant.
What many expats don’t know is that there is no fixed rule about who wins with multiple bids. The seller chooses freely. Price counts heavily, but so do the conditions and sometimes just the feeling. A good buyer’s agent knows the local dynamics and advises you on a smart and realistic bid.
What does buying a house in the Netherlands really cost?
The purchase price is not the only amount you pay. There are additional costs, and they add up. As a buyer you pay transfer tax in most cases. For a regular house that is two percent of the purchase price. If you are under 35 years old and buying for the first time, you may be exempt under certain conditions.
In addition, you pay notary fees, costs for the mortgage advisor and possibly the costs of a buyer’s agent. In total, expect four to six percent of the purchase price in additional costs. On a house of four hundred thousand euros, that’s quickly twenty thousand euros extra on top of the purchase price.
SMASH Makelaars always explains this clearly in advance. No surprises afterwards. You know in advance where you stand, so you can determine a realistic total budget.
What is the role of the notary and why do you need one?
In the Netherlands, a notary is required for the transfer of a property. The notary draws up the deed of sale, checks the ownership situation and takes care of the legal transfer. Without a notary, the purchase is not valid.
Many expats are unfamiliar with this system. In some countries a lawyer or another party handles the transfer. In the Netherlands, the notary is the central figure in the transaction process. The notary works impartially and protects both buyer and seller.
As a buyer, you generally have the right to choose your own notary. That’s useful to know, because you can then choose an office that has experience with international buyers. A notary office with English language skills makes the process much smoother if you don’t yet fully master Dutch.
What about the purchase agreement and the cooling-off period?
If you’ve accepted a bid verbally, it’s not yet final. Only when the written purchase agreement is signed are you truly bound. That agreement is called the deed of sale or the preliminary purchase contract, but that name is misleading. It is not preliminary at all.
After signing the deed of sale, you as a buyer have three days of statutory cooling-off period. During this period you can still withdraw from the purchase without giving a reason. After those three days you are bound, unless you have included a termination condition that applies.
An expat we guided in The Hague signed the deed of sale without fully understanding what the termination conditions meant. Fortunately, there was a financing clause in it. When his mortgage application ran into delays, he was able to cancel the purchase without costs. That’s exactly why good guidance is so important.
What does a buyer’s agent do for you as an expat?
A buyer’s agent works exclusively for you as a buyer. That sounds logical, but many expats don’t know that the seller’s agent looks after the interests of the seller. So they don’t work for you. If you want someone on your side, you need your own buyer’s agent.
A buyer’s agent helps you find properties, guides viewings, advises on the value of a property and negotiates on your behalf. In a market you don’t know, that’s not a luxury. It’s a smart investment that often pays for itself.
SMASH Makelaars works with a personal approach. You have a fixed contact person who knows your situation and who thinks honestly with you. Not a large anonymous organization, but a committed team that knows the difference between what a house costs and what a house is worth. Want to know what guidance during a purchase means for you? Feel free to get in touch.
Frequently asked questions about the Dutch housing market and the transaction process for expats
Can I get a mortgage if my income is in another currency?
That’s possible, but it’s more complex. Dutch banks prefer to work with euro income. If you have income in dollars, pounds or another currency, there are fewer mortgage lenders willing to provide a loan. There are specialized mortgage advisors who can help in these situations. Get well informed beforehand about your specific situation.
How long does it take on average to buy a house in the Netherlands?
That varies. From the first bid to the key handover it takes on average eight to twelve weeks. The mortgage application takes up most of that time. In popular areas, homes go off the market quickly. The sooner you get your financing sorted and the better prepared you are, the greater your chances of success.
Do I need to have the deed of sale translated if I don’t speak Dutch?
Legally, you are responsible for understanding what you are signing. The notary has a duty to inform, but not automatically a duty to translate. Choose a notary office that offers English language guidance, or have the documents translated by a certified translator. Your buyer’s agent can point you to the right parties.
The Dutch housing market is easy to navigate if you know how it works. The rules are clear, the procedure is structured and there are good parties to help you. What makes the difference is guidance from someone who knows the market and who works purely for your benefit. SMASH Makelaars does exactly that. Do you have a question about your situation or would you like to know what’s possible for you? Send us a message and we’ll get right to thinking with you.
