Buying a house without an EU passport: what lenders want to see

You can buy a home in the Netherlands without an EU passport. For the financing the lender looks at your income, your commitments and your residence permit. The type of permit and its expiry date can affect what is possible.

So look up your permit type and its expiry date and put them next to your employment contract. With those details you can have it checked, before you bid, which lenders accept your application and what loan amount is possible.

The type of permit makes a difference

A permanent permit is assessed differently from a permit for study or exchange. With temporary permits for work, acceptance conditions also differ per lender.

Give your adviser your permit type, its expiry date and your employment contract. Ask which lenders accept the file and which additional conditions apply. A general list from the internet does not replace that personal check.

Collect the documents for your application

Have your passport, residence permit, employment contract, payslips and employer’s statement ready. Depending on your situation, a statement of intent and a 30% ruling decision are added.

Keep your BSN, your citizen service number, to hand for Dutch administrative steps. Apply for DigiD for dealings with government. Check your BKR registration and declare debts abroad as well, such as student loans and car finance.

The full preparation is in which documents you need for a mortgage.

Evidence where your own money came from

The bank and the notaris have to know where the money comes from. Keep account statements and proof of transfers. With a gift, ask which declaration is needed and whether tax rules come into play.

Ask the bank and the notaris office how much time an international transfer and the checks around it take. Schedule the payment well before the notaris payment date.

Discuss NHG and the transfer

The NHG amounts in this article apply to 2026. For NHG, what counts is the date of the binding offer for your mortgage, not the transfer date. If you receive that offer on or after 1 January 2027, the limit is €500,000, or €530,000 with energy-saving measures.

NHG can also make a lender more flexible on a file with a temporary permit. In 2026 it is possible on homes up to €470,000, or up to €498,200 where the excess goes to energy-saving measures. You pay a one-off 0.4% of the mortgage in 2026, and that usually comes with a lower interest rate. Have your adviser confirm whether your permit and the house meet the conditions for NHG. Then compare the one-off costs, the interest rate and the mortgage conditions of the offers.

The notaris checks the transfer and your identity. Make sure you understand the deeds and discuss in advance whether a translation or an interpreter is needed. Your IND permit procedure and the purchase of the house are separate processes.

What to do now

• Check which type of permit you have and when it expires.
• Register with your municipality if you have not already, and apply for DigiD.
• Open a Dutch bank account and move your own money there in advance.
• Have an adviser who works with internationals confirm which lenders accept your permit.