Why Expats Often Get Rejected for Dutch Mortgages (And How to Avoid It)

Moving to the Netherlands as an expat is an exciting adventure until you hit roadblocks like securing a mortgage. Many expats are shocked when their mortgage application gets rejected, even with stable incomes and good intentions. The truth is, Dutch mortgage rules can feel like a maze if you’re unfamiliar with local norms. Let’s break down the most common reasons for rejection and share actionable tips to help you avoid these pitfalls.

1. Temporary Residency Status

Dutch banks prioritize stability. If your residency permit is temporary (e.g., tied to a job contract), lenders see you as a higher risk. They worry you might leave the country before repaying the loan.

How to Avoid It:
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• Aim for permanent residency, a long-term contract and/ or highly skilled migrant permit
• If your permit is temporary, let us take care of your mortgage application as we work with almost 40+ banks in the Netherlands. Book a meeting now!
• Provide proof of employment (e.g., employer letters confirming contract extensions such as letter of intent).

2. Unstable or Non-Dutch Income

Variable income (e.g., freelancing, bonuses) or income from foreign sources can spook banks and lenders. Dutch banks prefer predictable, euro-denominated salaries. However, we can work with foreign currency income as well. As long as you live in the Netherlands, and you have a valid BSN number (Dutch Social Security Number).

How to Avoid It:
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• If you’re self-employed, wait until you have 2 to 3 years of work history in the Netherlands.
• Negotiate a fixed contract with your employer to demonstrate income stability.
• Use us as your mortgage advisor to present your income in a bank-friendly format (e.g., averaging freelance earnings).

3. No Dutch Credit History

Expats often lack a Dutch credit score (BKR registration). Without local financial footprints, you’re an unknown entity. But no fear, we are able to help you out with this and make sure that you get through it smoothly!

How to Avoid It:
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• Open a Dutch bank account and use it consistently.
• Take out a small loan or credit card (even if you don’t need it) to build a BKR record.

4. Overestimating the 30% Tax Ruling

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The 30% tax ruling is a perk for expats, allowing tax-free income. But banks won’t include this “discount” when calculating your mortgage capacity they base it on your gross salary before the tax benefit.

How to Avoid It:
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• Work with our mortgage advisors who understands how lenders interpret the 30% ruling.
• Adjust your budget to reflect your actual borrowing power (i.e., lower than you might expect).

5. Missing or Incorrect Documentation

A single missing document, like a translated employment contract or proof of savings can derail your application.

How to Avoid It:
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• Prepare a checklist of required documents such as passport, residency permit, employment contract, 1 month of Dutch bank statement, employer statement etc.
• Double-check that all documents are up-to-date and signed.
• Contact one of our mortgage advisors to analyse all documents and start the application.

6. Language Barriers and Cultural Missteps

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Misunderstanding Dutch mortgage jargon or negotiation customs can lead to errors in your application. For example, Dutch banks rarely accept “gifted” down payments from family abroad.

How to Avoid It:

• Partner up with our bilingual mortgage advisors who are specialized in expats.

The Golden Rule: Work with an Expat Mortgage Advisor

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The #1 mistake expats make? Doing it alone. Dutch mortgage brokers familiar with expat challenges can:
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• Identify lender requirements upfront.
• Negotiate terms on your behalf.
• Prevent delays caused by paperwork errors.
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Rejection doesn’t mean “no forever” it often means “not yet.” By understanding Dutch lenders’ priorities and partnering with our experts, you’ll turn those frustrating “no’s” into a confident “yes.”

Get in touch with Financial Consultancy Holland

With these financial shifts, navigating through your financial planning and investment decisions can seem daunting. Financial Consultancy Holland stands ready to assist with personalized advice and tailored solutions that cater to these changes. Don't navigate these changes alone. Let us assist you in optimizing your financial strategy to make the most of the 2025 financial adjustments.

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