Categorie: expat-mortage


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Expat mortgage Netherlands

Buying a house in the Netherlands and need for a mortgage? We’re specialists in expat mortgages and can find the best Dutch mortgage for you, hassle-free.

Expat financial advisor

Evening appointments? No problem at all. We understand that you have a busy life. You can call, e-mail, Whatsapp us seven days a week between 8:30 am and 9 pm for financial advice or real estate services for your new house. We can discuss how much you can borrow.

We understand your specific needs and have a good track record. Also we are familiair with the specifics regarding the 30% ruling.

Expat mortgage the Netherlands

As  experts in expat mortgages and Dutchmen, we all know that the Dutch property landscape is one of the strangest in the world. Most Dutchmen have a strong desire to own their own home. About 60% of the people posses their own home. Then there is the fiscal phenomenon ‘hypotheekrenteaftrek’ (tax deductible interest).

Mortgage rate

The mortgage rate operated by the bank depends on:

  • The period for which the interest rate is fixed. In this time, how longer the time the rate is fixed the higher the interest rate is. It’s also to choose for a mortgage without a fixed rate;
  • The ratio between the value under foreclosure and the amount of the mortgage loan. The interest margin required by the bank to cover the risk increases in keeping with the percentage of that ratio.

During the crisis certain parts of the country are stagnating in terms of pricing, other areas have seen prices fall. There is still a shortage of housing in most of the large cities such as Amsterdam or The Hague. For some people it’s about securing a future place to live whilst prices are stable, for others it’s a good investment or it’s about buying property in a nation where they understand the process and know that a property owner’s rights are strongly upheld by law.

Expat mortgages special solutions

Whatever reasons you may have for considering the purchase of a house in the Netherlands, the good news is that there are mortgage providers willing to offer expats mortgages. The bad news is that many providers don’t even advertise the fact! More good news : we can assist you by obtaining a mortgage.

Expats package deal?

With our expat package deal you get your own personal real estate agent who will guide you smoothly through the process of purchasing a house. We will attend you visiting properties you’re interested in and research the house for the conditions of the house, local development plans and more of that is all correct. Our real estate agent will help you make sure everyone else involved in the transaction is doing their job.

What you get with this package deal:

  • Visits property where you want to make a bid for;
  • Checks local development plans;
  • Checks property condition;
  • Checks leasehold;
  • Checks environmental issues;
  • Checks owners association;
  • Conducts negotiations;
  • Checks purchase contract conditions;
  • Checks the notary deeds and final invoice;
  • Accompanies you to the notary.

Personal mortgage advisor

When you want to apply for a mortgage in the Netherlands, we will assist you during this process of a mortgage application. With a personal mortgage advisor, you can get a few things sorted out such as: advice on which mortgage suits your situation best and what sort of insurances you need. But also, a final check if all the paperwork is filled in correctly before heading to the notary. What you get with this package deal:

  • Investigate your possibilities in getting a mortgage;
  • Compare all mortgage providers on conditions, products and interest rates;
  • Advice which mortgage is the best for you;
  • Mortgage application at any mortgage lender in the Netherlands;
  • Advice and application of a life insurance;
  • Application for your monthly tax return in the first year of your mortgage;
  • Application of housing insurances;
  • Checking notary documents before you sign the owners deed and mortgage deed;
  • Guidance with tax application.

The fixed fee for this package deal is € 4.500 and is tax deductible! The rate after tax refund is approximately € 2.273.

Expat mortgage process

If you’re interested in our services, we charge you fixed fees for our services. Our first meeting is always free of charge an can take place at your home or workplace, also in the evening hours. We work independent and nationwide and have offices in Amsterdam, The Hague, Rotterdam and Breda (Zevenbergen). Our real estate agents can assist you by buying property in the Netherlands. You can request for a meeting by sharing your details below, or you may reach us at 0031-168-327702.

We also work indepent from financial providers and our financial advisors provide you personal tailored mortgage advice.

During our first meeting we will ask you to inform us about the following information :

  • Contact information;
  • Basic details about the property requiring finance including your required mortgage amount and amount of deposit;
  • A copy of your passport and a utility bill for your main residence;
  • Bank statements of the last three months of the bankaccount where your salary is paid;
  • The most recent 3 months’ pay checks, alternatively, an employer’s confirmation of income (werkgeversverklaring) or copies of your accounts from a verifiable accountancy firm if you’re self-employed.

As you can imagine, each application is then assessed on its personal merit, and those who lend to expats are aware that it’s not always straightforward to provide seemingly the most basic of information.

Don’t be put off, there is finance available, and the Dutch property market can make a safe bet when approached in a cautious and calculating manner.

Closing costs buying a house in the Netherlands

What are the costs involved with buying a house in the Netherlands? With this tool you can get an indication of the closing costs of buying a house or apartment.

Our service

  • We will find you the most appropriate mortgage provider in the market for your mortgage requirements;
  • We will present a proposal in a concise and appropriate format to maximise its approval possibilities;
  • To use our negotiation skills with the mortgage provider to ensure you receive the best terms available;
  • Tax deduction applications;
  • LTV (Loan To Value) 100%;
  • We provide you all the necessary assistance to purchase, including Dutch tax matters;
  • Our fee is tax deductible and in most cases VAT-free;
  • Most important: No cure no pay;
  • We will accompany you at the appointment with the notary.

How will the mortgage interest in the Netherlands develop in 2018?

Is it wise to extend or adjust your mortgage now, because of the low interest rates? Or is it better to wait?

Will interest rates remain low?

You should benefit as much as possible from low mortgage rates. But how long can you extend your current mortgage and enjoy a low monthly amount? Have you recently bought a house, then you have already benefited considerably from the low mortgage rates. But if your mortgage has been running for ten or twenty years, it is a different story.

How long does this interest rate last?

If we knew it, we would tell you right away of course. Still, we can assume that interest rates will remain low because the European Central Bank runs a stimulation program called QE which provides a lot of money in the economy. This programs quits by the end of 2019. Because the economy is growing considerably, the expectation is that interest will only start to rise from the summer of 2019. The mortgage rates will follow the financial markets.

Actual interest rates (October, 4th 2018)

Finance with National Mortgage Guarantee (in Dutch NHG)

The Dutch National Mortgage Guarantee (NHG) scheme is unique in Europe. It helps you take out a mortgage that is guaranteed by the Dutch government and gives you a interest discount. This discount can be up to 0,5%!

And if you do run into problems meeting your mortgage payments due to circumstances beyond your control, the National Mortgage Guarantee may provide a safety net for you, and your mortgage lender.

When you take out an NHG-backed mortgage, you know for sure that your mortgage matches your income. That’s because your mortgage meets the criteria for responsible lending and borrowing set by the National Institute for Family Finance in the Netherlands (NIBUD). So you know for sure that you’re not borrowing more than you can afford. After making the monthly mortgage payment you’ll still have money left for other expenses like groceries, insurance and your savings account.

Safety net if you can no longer pay your mortgage

If you have an NHG-backed mortgage and can no longer pay your mortgage due to specific circumstances beyond your control, you and your mortgage lender can turn to us for support.

The specific circumstances under which NHG comes into operation are:

  • if you lose your job;
  • if your relationship ends;
  • if you become disabled for work;
  • if your partner dies.

The National Mortgage Guarantee is referred to in Dutch as ‘NHG’ or ‘Nationale Hypotheek Garantie’ (NHG). The maximum mortgage with NHG is € 265.000. Other conditions of this program.

Want more information about mortgages or buying a house?

For having an indication of your future mortgage payments please contact us.


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We deal with banks on your behalf, all the way through until 100% completion.
Expert advice you can trust.
Best services are guaranteed for you.
Response within 24 hours
Often sooner.

picture the netherlandsFree consultation?

To help you in this process of finding the best mortgage solution you can read the most frequent questions for mortgage advisors our company handles.

We also work for expats and foreigners finding the best mortgage in the Netherlands. Only comparing interest rates in today’s world seems simple. But do you service your car yourself, or do you hire a trained mechanic? When it comes to finding the best mortgage many believe ‘servicing’ on their own fits best.

We believe choosing one of the most important financial decisions a person makes in their life, makes sense to speak to a professional mortgage advisor.

What is the difference between working with a bank directly and working with an independent mortgage advisor?

A bank works directly with you and only offers mortgage products from the bank itself. An independent mortgage advisor provides a complete range of mortgages of the entire market. However, your mortgage advisor also arranges mortgages from a selection of preferred lenders.

In the Dutch system the mortgage advisor is obliged to inform you about their status. Whether they are part of a bank or have a selection of mortgage lenders and products.

In our case we are an independent company and advise mortgages from approximately 40 lenders. We do not accept fees from lenders and work exclusively on the principle of neutrality and independency. We work nationwide.

Can I get pre-qualified for a mortgage?

The system for mortgages in the Netherlands is not designed for pre-qualification. However, our mortgage advisors can perform a quick scan regarding your mortgage application. In this part of the process you provide us with the following information: your name, current address, date of birth, income and assets, and other property owned.

We can also authorize a credit check, which is the only outside source of information that is checked at this point in the process.

With this information you are better prepared to buy a house. If you plan viewings for houses you do not have to provide this information with the real estate broker.

Which is better—an adjustable-rate mortgage or a fixed rate mortgage?

This depends on your budget and how long you think you’re going to live there. If you knew you were going to move within five years, you might want to take an  adjustable interest rate. On the other hand, you might not.

Five years goes by quickly. The market could change and you might be in a different financial situation.

Can I take cash out when I refinance?

If it is your primary residence, most lenders will allow you to take cash out (subject to your banks approval) for any reason, such as renovation, debt consolidation, college tuition, or the purchase of a second home.

Lending guidelines and rates will differ from lender to lender.

How much are closing costs?

In the Netherlands for buying an existing house you need to calculate approximately 5% of closing costs.

With this calculator you will have a good impression of the real closing costs for buying a house in the Netherlands.

Am I allowed to make partial repayments of capital or increase my monthly repayments if I wish to repay the mortgage earlier?

Ask what conditions will apply if you wish to pay off part of the mortgage or accelerate your repayments.

Are there any penalties for repaying the mortgage early?

That depends on several factors. If the interest rate of your current contract is higher then the market interest rate there is good chance you have to pay a penaltie. In most cases this penaltie is tax deductible.

Will you be able to assist me in the future?

It is very likely that you will want to assess the performance of your mortgage every few years. It may be that the amount you are paying back increases down the line, or it could transpire that, since taking out your initial mortgage, a better option has become available. Your mortgage will continue to play a significant role in your finances for decades, so setting up regular appointments with a trusted professional could benefit you greatly.

Is there an arrangement fee to pay and if so will I get this back if my application does not proceed?

We provide your mortgage advise on no cure no pay base. We only charge you the fee on the same moment as your mortgage will be provided by the lender.

Response within 24 hours.
Often sooner.
We work nationwide
Visit at home free of charge.
All your information is 100% safe and secure.
We care about your privacy.

For having an indication of your future mortgage payments please contact us.


 

expat mortgage netherlandsFree consultation?

You want to buy a house in the Netherlands or improve your current mortgage? Apparently it’s nearly impossible for expats living in the Netherlands to get mortgages to buy Dutch property? We provide mortgage advice for  you as expat!

Well, actually, the headlines are not entirely true! What is correct is that most of the mortgage providers have been forced to tighten their procedures since the crisis. But the fact of the matter is, there are still mortgage providers out there looking to do business with trustworthy clients.

Mortgage advice expat the Netherlands

As  experts in expat mortgages and Dutchmen, we all know that the Dutch property landscape is one of the strangest in the world. Most Dutchmen have a strong desire to own their own home. About 60% of the people posses their own home. Then there is the fiscal phenomenon ‘hypotheekrenteaftrek’ (tax deductible interest).

Only comparing interest rates is apples to oranges. We help you see the big picture.

Mortgage rate

The mortgage rate operated by the bank depends on:

  • The period for which the interest rate is fixed. In this time, how longer the time the rate is fixed the higher the interest rate is. It’s also to choose for a mortgage without a fixed rate;
  • The ratio between the value under foreclosure and the amount of the mortgage loan. The interest margin required by the bank to cover the risk increases in keeping with the percentage of that ratio.

During the crisis certain parts of the country are stagnating in terms of pricing, other areas have seen prices fall. There is still a shortage of housing in most of the large cities such as Amsterdam or The Hague. For some people it’s about securing a future place to live whilst prices are stable, for others it’s a good investment or it’s about buying property in a nation where they understand the process and know that a property owner’s rights are strongly upheld by law.

Expat mortgages special solutions

Whatever reasons you may have for considering the purchase of a house in the Netherlands, the good news is that there are mortgage providers willing to offer expats mortgages. The bad news is that many providers don’t even advertise the fact! More good news : we can assist you by obtaining a mortgage.

Expat mortgage process

If you’re interested in our services, we charge you fixed fees for our services. Our first meeting is always free of charge an can take place at your home or workplace, also in the evening hours. We work indepent and nationwide and have offices in Amsterdam, The Hague and Breda (Zevenbergen). Our real estate agents can assist you by buying property in the Netherlands. You can request for a meeting by sharing your details below, or you may reach us at 0031-88-2687668.

We also work indepent from financial providers and our financial mortgage advisors provide you personal tailored mortgage advice.

During our first meeting we will ask you to inform us about the following information :

  • Contact information;
  • Basic details about the property requiring finance including your required mortgage amount and amount of deposit;
  • A copy of your passport and a utility bill for your main residence;
  • Bank statements of the last three months of the bankaccount where your salary is paid;
  • The most recent 3 months’ pay checks, alternatively, an employer’s confirmation of income (werkgeversverklaring) or copies of your accounts from a verifiable accountancy firm if you’re self-employed.

As you can imagine, each application is then assessed on its personal merit, and those who lend to expats are aware that it’s not always straightforward to provide seemingly the most basic of information.

Don’t be put off, there is finance available, and the Dutch property market can make a safe bet when approached in a cautious and calculating manner.

What is National Mortgage Guarantee (in Dutch NHG)

The Dutch National Mortgage Guarantee (NHG) scheme is unique in Europe. It helps you take out a mortgage that is guaranteed by the Dutch government and gives you a interest discount. This discount can be up to 0,5%!

And if you do run into problems meeting your mortgage payments due to circumstances beyond your control, the National Mortgage Guarantee may provide a safety net for you, and your mortgage lender.

When you take out an NHG-backed mortgage, you know for sure that your mortgage matches your income. That’s because your mortgage meets the criteria for responsible lending and borrowing set by the National Institute for Family Finance in the Netherlands (NIBUD). So you know for sure that you’re not borrowing more than you can afford. After making the monthly mortgage payment you’ll still have money left for other expenses like groceries, insurance and your savings account.

Safety net if you can no longer pay your mortgage

If you have an NHG-backed mortgage and can no longer pay your mortgage due to specific circumstances beyond your control, you and your mortgage lender can turn to us for support.

The specific circumstances under which NHG comes into operation are:

  • if you lose your job;
  • if your relationship ends;
  • if you become disabled for work;
  • if your partner dies.

The National Mortgage Guarantee is referred to in Dutch as ‘NHG’ or ‘Nationale Hypotheek Garantie’ (NHG). The maximum mortgage with NHG is € 265.000 in 2018.

Other conditions of this program.

How to obtain your first mortgage in the Netherlands

The first step can be to find out how much money you can borrow. The main barricade many expat buyers come up against is finding money for the closing costs and apply for a 100% mortgage.

Having a small deposit can restrict the number of mortgages available to you, but there are first time buyer mortgage schemes which your mortgage adviser can discuss with you.

Following this, the next step is to get yourself mortgage ready. With more stringent affordability testing from the lender, it’s important that your income documents are in order.

Code of conduct for mortgage loans

Lending institutions such as banks and other mortgage providers are bound by a code of conduct in relation to mortgages. In Dutch this code of conduct is known as Gedragscode Hypothecaire Financiering. The current version of the governments Code of Conduct for mortgage loans came into effect in 2011.  The code of conduct applies to mortgages on primary residences only.

Our mortgage advisers

Our professional mortgage advisers are experts when it comes to arranging expat buyer mortgages. With access to over hundreds mortgages from over 40 lenders, we are perfectly committed to help you find the right mortgage and get you a foot on the property ladder. We will be on hand to guide you through the whole process, right up until the day you get the keys in your hand.

Whether you prefer a face to face or telephone appointment, we will offer the same expat mortgage service. Our mortgage advisers will take into consideration your personal circumstances, including your income and other relevant information. All of this helps us build a picture of your financial situation and can help us recommend a mortgage deal that is right for you.

Taking out a mortgage as an entrepreneur

Starting a business and buying a house in the Netherlands. They are two of the biggest things you can do in life – but do buying a home and starting a business go hand-in-hand?

For many new business owners, the prospect of securing a mortgage fills them with dread. Judging by the number of client enquiries we receive many still fear that a freshly-formed business will, in the eyes of lenders’ underwriters, disqualify them from mortgage eligibility.

On the flip side, many would-be business owners are forced to prioritise, preferring to defer their career ambitions, to secure their family home first. Only returning to their business dreams, sometimes years, later.

But the anxiety around the implications of starting a business on your mortgage eligibility doesn’t need to be so thorny.

It’s getting easier to get a mortgage as an entrepreneur

True, historically, securing a home has been less straightforward for the self-employed than for employees. But, while in years gone by many lenders have shut up shop when approached by fledgling entrepreneurs, I have good news as most have now relaxed their rules.

More specifically, whilst lenders all used to operate different criteria when it comes to assessing mortgage applications, many have now standardised the way they judge affordability. And the pool of lenders and products available to business owners is growing all the time.

So, don’t worry – just like for your salaried friends, as long as your finances are fundamentally sound the chances are that you will get a mortgage.

How to navigate the mortgage application process if you’re a business owner

Many new business owners stress that mortgage lenders will require three years’ of good accounts against which to judge an application. Yet, whilst three years typically remains the period underwriters tend to look back on, the focus of their energies has changed.

Rather than dive in to your company accounts, most lenders also want to see your personal tax calculation. That means, just like employees, you need to show lenders proof of earnings after and before tax.

Remember, your lender is also interested in the health of your business – as long as you can demonstrate a viable flow of cash – whether in dividends or salary – to your personal finances.

Plan your business finances

This doesn’t mean, however, that, when you want to buy a house you can embark on a new business with impunity.

Yes, there are fewer technical hurdles to securing a mortgage but you must nevertheless consider the impact of starting a busines on your underlying finances.

You want to avoid getting into a situation where you are forced to defend your business plan or attempt to justify first-year set-up costs as one-off as this could cause delays to the whole process.

Our service

  • We will find you the most appropriate mortgage provider in the market for your mortgage requirements;
  • We will present a proposal in a concise and appropriate format to maximise its approval possibilities;
  • To use our negotiation skills with the mortgage provider to ensure you receive the best terms available;
  • Home inspection with report in English? Available within 48 hours.
  • Tax deduction applications;
  • LTV (Loan To Value) 100%;
  • We provide you all the necessary assistance to purchase, including Dutch tax matters;
  • Our fee is tax deductible and in most cases VAT-free;
  • Most important: no cure no pay;
  • We will accompany you at the appointment with the notary.
Response within 24 hours.
Often sooner.
We work nationwide
Visit at home free of charge.
All your information is 100% safe and secure.
We care about your privacy.

For having an indication of your future mortgage payments please contact us.


Current mortgage rates

Mortgage quotation?refinance mortgage

Perhaps you closed your mortgage a few years a go for a ‘high’ interest rate compared to the current interest rates. How can you profit from the current low mortgage interest rates? It is possible to ask your bank to ‘moderate’ the interest rate, in Dutch this is called ‘rentemiddeling‘.

Also you can refinance your complete mortgage. Perhaps you have expensive life insurances connected to your mortgage so by refinancing you can fresh up your mortgage and save money by having a more profitable mortgage type.

Mortgage advice visit at home

We can help you by researching the best solution for you. We work nation wide and can visit you at home or at the office on a time that fits you best, also during the evening hours.

Different mortgage types

The mortgage type that suits your situation best depends on your personal circumstances and lifestyle. Banks offer a large variety of different mortgage types, but there are three basic models. When taking out a loan, eventually you have to repay the actual loan, plus in the meantime you also pay the interest. In some mortgage models you start repayment of the actual capital from the outset, usually over a long period, say 30 years, whilst also paying interest on the loan. In some other mortgage types you postpone the repayment portion of the loan, solely paying the interest on it on a regular basis.

There are two capital repayment models: the annuities mortgage and the so-called linear mortgage.

Annuities mortgage

With an annuities mortgage you repay the capital plus interest. The characteristic of an annuities mortgage is that in early years you pay a lot of interest and you repay little capital. Towards the end of the mortgage term this turns the other way round, paying off more capital and hence less interest.

Another characteristic is that with an annuities mortgage you make fixed monthly payments during the mortgage term. (Except of course that the payments may be affected by changes in mortgage interest rates).

Due to the redemption (ie the paying-off of the mortgage), the mortgage debt decreases and you pay less and less interest as time goes on. This means however, that your net housing costs will increase a little, since only the interest on the loan is tax deductible (for those of you who are tax payers in the Netherlands). In early years of the mortgage term the annuities mortgage results in lower monthly payment than a linear mortgage.

Lineair mortgage

The linear mortgage, you start to repay the mortgage loan by a fixed amount every month. On top of this you pay interest, but the interest payments will reduce over time since you are gradually redeeming the mortgage loan. Since the mortgage amount will actually decrease, so will your interest payments.

A linear mortgage can be useful for people who wish to repay their mortgage as quickly as possible and who are expecting a decrease in income sometime in the future. However, the monthly mortgage payments are relatively high in the beginning.

If you are a tax payer, this is not an ideal mortgage model either, since you will not be taking full advantage of the tax deductibility of mortgage interest.

Interest only mortgage

The interest only mortgage. There are circumstances whereby the bank will actually allow you to just pay interest and repay the capital from savings or investment accounts, giving their name to various different mortgages types linked to an interest only loan:

Life insurance mortgage (levenhypotheek): This mortgage is connected to a life insurance. The client pays a monthly or an annual premium, which is often invested in a mutual fund. The premium can include life insurance cover. This policy can be tax-free under certain conditions (rather than being taxed in box III at 1,2%).

Guaranteed life insurance mortgage

Guaranteed life insurance mortgage (spaarhypotheek): This mortgage type is also connected to a life insurance, but with a guaranteed return. The interest you get on your premium is equal to the interest you pay, hence you are 100% sure that your mortgage will be repaid at the end of the mortgage term.

A combination of these two, the hybrid mortgage (hybride hypotheek): With this type you can switch from a mutual fund with investment risk to a guaranteed return on your money.

Investment account mortgage

Investment account mortgage (beleggingshypotheek): In an investment account mortgage you invest a certain premium into a stock market account (not an insurance!). This premium can be a lump sum, a monthly or an annual premium.

Guranteed Savings Account mortgage

Guaranteed Savings Account mortgage (bankspaarhypotheek): This type of mortgage offers a high level of security. With a bankspaarhypotheek you will save money at a fixed rate. This rate is equal to the mortgage interest rate, and at the end of the term you will be sure that you have saved enough money to repay the mortgage loan.

Simultaneously you are optimizing your tax break, since you are keeping the interest payments constant at their original level. It is also possible to invest rather than save in a bankspaar account, however there is always some risk involved when investing rather than saving in cash.

More information about refinancing your current mortgage

For more information about refinancing your current mortgage or general information about mortgages please use the form below. Cournot Adviseurs is paid by the client and we do not receive any commission (provisie) from banks or insurance companies. We charge you fixed fees which are in most cases tax deductible.

The exact amount of fee we explain you during a first meeting and depends on what services you wish to use.


Response within 24 hours.
Often sooner.
We work nationwide
Visit at home free of charge.
All your information is 100% safe and secure.
We care about your privacy.