Fearlessly Asked Questions

Yes, even without a permanent contract or with a non-EU residence permit, mortgage approval is often still possible, provided your employment stability can be demonstrated with the right documentation, such as an employer’s Intent Statement. Although the process is indeed more hard for non-EU residents and/or without permanent contracts. Dutch banks focus heavily on income stability and future earning capacity rather than just your current contract type. A definite contract and a BSN number has the priority.

Mr. Broker works directly with mortgage advisor to ensure your employment profile is presented in the strongest possible way to meet lender requirements and improve your chances of approval.

Buying a home in the Netherlands costs more than just the price of the house. On top of the purchase price, you should usually have about 3% to 5% extra in your own savings for closing costs, like transfer tax (2%), notary fees (€ 2000-2500), valuation € 650-900), technical inspection (€ 400-500), mortgage advice (€ 2500-3500), and broker fees (1-2%). Banks usually don’t finance these costs, so you need to have this money ready yourself.

Mr. Broker prepares a complete financial overview before your search begins, ensuring you know exactly how much liquidity is required and preventing any unexpected costs during the transaction.

Yes, expenses directly related to arranging your mortgage, such as advisory fees, appraisal costs, mortgage deed notary fees and translation services, are generally deductible for income tax purposes.

In the Netherlands in 2026, you can usually borrow up to 100% of the home value, but if you use the mortgage for energy-saving upgrades, you may be able to borrow up to 106%. Buying a home with a bad energy label (E, F or G)? Then you can often get extra borrowing space (up to €20,000) to improve the home, for things like insulation, solar panels or a heat pump, as long as your income supports it. That extra money is not paid out directly to you, it’s usually put in a separate renovation/energy budget account, and you use it later to pay the invoices for the upgrades.

If you’re 18 to 35, buying a home to live in yourself, and the price is up to €555,000 (2026), you may pay 0% transfer tax instead of 2%. So yes, that’s a nice saving, but only if you meet the rules.

Banks don’t look at what you offered, they look at what the home is worth on paper (the appraisal). So if you bid more than the appraised value, you have to pay that difference yourself from your own savings.

Mr. Broker conducts a market-based value analysis before you place an offer, helping you assess appraisal risk, we work with multiple professional appraisers, and avoid unnecessary out-of-pocket contributions.

Skipping the financing clause can help you win the deal and/or make your negotiation position much stronger, because sellers like certainty. But if your mortgage doesn’t go through (if needed), you’re in trouble, you can lose the house and still pay a 10% fine or be forced to still buy the house. Some people don’t know that.

Mr. Broker consults with your mortgage advisor prior to bidding and only advises on removing this condition when your financial feasibility, together with the market-based value analysis, has been thoroughly assessed.

The 30% ruling can give your mortgage budget a nice boost, because your net income looks higher and banks use that when they check what you can afford.
But there’s a catch, banks know the 30% ruling is temporary. So they also look at how long you still have it. If it’s ending soon, they may be more careful with your max mortgage. And since every lender has its own policy, the same salary can lead to a different mortgage amount at different banks.
Also good to know, from 1 January 2027 the benefit drops from 30% to 27% (for people who started using it on or after 1 January 2024), so the boost becomes a bit smaller.
Simple: the 30% ruling helps, but banks don’t treat it like permanent income, and the 2027 change can reduce the advantage.

In many Dutch cities, you can’t always rent out your home right after buying it. Some municipalities have owner-occupancy rules (called opkoopbescherming), which means you may have to live in the home yourself for the first few years before renting it out.

Mr. Broker reviews local rental regulations before you commit to a property, ensuring you fully understand your options should your personal situation change.

Leasehold (erfpacht) can look fine at first, but the small print can hit hard. It’s not just about the yearly ground rent (canon), it’s also about what happens later. If the canon goes up, gets recalculated, or is indexed, your monthly costs can jump. And banks look at that too, so a high or unclear canon can lower your max mortgage or make financing more difficult. In cities like Amsterdam, buyers and lenders always want to know, is the canon bought off, paid yearly, fixed, indexed, and when does the next reset happen?
And there’s more. Leasehold is also about what is legally included. The zoning / permitted use (bestemming) matters, because it decides what the property can legally be used for. Plus, if the home was extended or changed later, like an extension, renovation, or added storage room, those changes must also be correctly included in the leasehold documents. If not, it can cause delays, financing issues, or problems during legal checks when you sell.

Mr. Broker examines all leasehold conditions, including future canon revisions and buy-off possibilities, to safeguard your long-term financial position. 

A healthy VvE means the building has its money and maintenance in order, so owners don’t get hit with surprise bills.
What you want to see, a solid MJOP (Maintenance Plan), a strong reserve fund, realistic monthly VvE fees, active building insurance, and clean meeting minutes without money problems or owners who are not paying. Simple example, if there is no MJOP, the VvE should usually save at least 0.5% of the rebuild value per year, so if the rebuild value is €2,000,000, that means at least €10,000 per year.
If the VvE is weak, your sale can slow down, mortgage approval can get harder, and buyers may offer less because they see extra risk. Especially if future sustainability works (like insulation, glazing, or roof upgrades) are still unfunded or not taking into account.

Mr. Broker performs a full due diligence check on all VvE documentation to identify potential financial risks before you proceed with the purchase.