Missed our Webinar? Here Is a Summary of Our FCH x IamExpat Webinar

On 24th of Feburary, Financial Consultancy Holland (FCH) hosted a live webinar in collaboration with IamExpat, together with Danish from M&D Real Estate and Milad from Financial Consultancy Holland.

During this session, we explained the full home-buying process in the Netherlands — from finding a property to receiving the keys — especially tailored to expats and first-time buyers.

If you couldn’t attend, here is a clear and practical summary of everything we discussed.

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1. Can You Get a Mortgage in the Netherlands?

One of the biggest misconceptions is:

“I need a permanent (indefinite) contract to buy a house.”

That is not true.

✅ Temporary Contract

You can apply for a mortgage if:

• You have a temporary contract with a letter of intent from your employer
• You’ve been working in the Netherlands for at least one year

✅ Self-Employed / Business Owners

• Normally banks ask for 3 years of income history
• In some cases, it is possible after 1–2 years, but borrowing capacity may be lower

✅ Residence Permit

• With a permanent or regular residence permit: 100% financing is possible
• With certain temporary permits (e.g. intra-company transfer): financing may be limited to 90%

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2. How Much Can You Borrow?

In the Netherlands, you can finance:

💰 Up to 100% of the market value of the property

Important:

• The bank uses the appraised market value, not just the purchase price.
• If the appraisal is lower than your purchase price, you must cover the difference yourself.
• If the appraisal is higher (rare in competitive markets), it can help reduce your own cash input.

Income Components That Count

We can include:

• Base salary
• Holiday allowance
• Fixed 13th month
• Structural bonuses (depending on the bank)

As independent mortgage advisors, we compare multiple lenders — unlike banks that can only offer their own products.

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3. What Are the Costs of Buying a €400,000 Property?

Here’s an example breakdown:

Cost Item Approximate Amount
Purchase price: €400,000
Transfer tax (2%): €8,000
Notary (transfer + mortgage deed): €2,000
Valuation report €925
NHG fee (if applicable): 0.4% of mortgage amount
Mortgage advisory fee (FCH): €3,495 (starter)

Good to Know

If you are:

• Under 35 years old
• Buying your first home
• Purchase price ≤ €510,000 (2024 limit)

You may qualify for 0% transfer tax (instead of 2%).

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4. What Is NHG (National Mortgage Guarantee)?

Nationale Hypotheek Garantie (NHG) is a government-backed mortgage guarantee.

2024 NHG Limit:

• €435,000
• €461,100 if energy-saving measures are included

NHG Costs:

• 0.4% one-time fee of the mortgage amount

Benefits:

• Lower interest rate (typically 0.2%–0.4% lower)
• Safety net in case of forced sale due to circumstances like divorce or unemployment

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5. Current Mortgage Interest Rates (Indicative)

At the time of the webinar, average 10-year fixed mortgage rates were approximately:

• With NHG: around 3.5%–3.8%
• Without NHG: around 3.8%–4.2%

(Exact rates depend on the lender, income, energy label, and market conditions.)

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6. Mortgage Repayment Options

There are three main types:

1️⃣ Annuity Mortgage

• Fixed monthly payment
• Interest portion decreases over time
• Most common option

2️⃣ Linear Mortgage

• Higher payments at the beginning
• Payments gradually decrease
• Faster equity buildup

3️⃣ Interest-Only Mortgage

• Only pay interest
• No automatic repayment
• Rarely advised for primary residence

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7. Can You Finance Renovations?

Yes.

If you:

• Buy for €400,000
• Plan €50,000 renovation

The bank looks at the expected market value after renovation.

Important:
Renovation costs usually do not increase property value 100%. Often around 60–80% is added to market value.

The renovation budget is placed in a construction depot (bouwdepot) and paid out against invoices.

You can also borrow extra for:

• Insulation
• Solar panels
• Energy-efficient upgrades

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8. The Buying Process – Step by Step

1. Budget orientation (mortgage check)
2. House hunting
3. Viewing & bidding
4. Offer accepted
5. Mortgage application (4–6 weeks)
6. Appraisal
7. Bank approval
8. Final inspection
9. Notary appointment
10. Receive the keys

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9. What Happens If One Partner Passes Away?

Without protection:

• The surviving partner must qualify alone for the mortgage
• If income is insufficient → property may need to be sold

With life insurance:

• Insurance can repay part of the mortgage
• The surviving partner can stay in the house

We strongly advise discussing this if you buy with a partner.

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10. Can You Rent Out Your Property?

If you buy a home to live in yourself:

• Renting out is generally not allowed
• Some banks allow temporary permission under strict conditions
• Always check before assuming rental income is possible

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11. Can You Repay Early?

Yes.

Most mortgages allow:

• Up to 10% extra repayment per year without penalty
• Full repayment without penalty when selling the house

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12. Questions From Attendees (FAQ)

How long does the process take?

• Finding a house: 1 week to several months
• Mortgage approval: usually 4–6 weeks

Can I buy without physically viewing the house?

We strongly advise viewing in person or via live video call. Buying without inspection is risky.

When do I pay FCH’s fee?

Only after the bank gives final mortgage approval.

What does FCH charge?

• Starters: €3,495
• Self-employed: €4,000
  No cure, no pay.

What if I want to sell and buy at the same time?

Possible, but requires careful coordination. We guide clients through this structure.

Can I use equity from my current home?

Yes — if your income supports the higher mortgage.

Why This Webinar Matters

Buying property in the Netherlands is possible — even as an expat, freelancer, or first-time buyer — but clarity is key.

At Financial Consultancy Holland, our mission is to provide:

• Transparent advice
• Clear communication
• Independent comparison of lenders
• Guidance from start to key handover

As mentioned in our official company overview

FCH Prompt

, we focus on helping expats and first-time buyers navigate the Dutch mortgage system with confidence.

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Missed the Webinar but Want Personal Advice?

Every situation is different.

If you want:

• A personalized borrowing calculation
• Advice about your contract type
• Guidance on NHG eligibility
• Support with renovation financing

Contact us directly:

📍 Boompjes 40, 3011 XB Rotterdam
📞 0622870981
📧 info@fc-holland.nl

Or book an appointment through our website and mention “Webinar” in the comments.

We’re here to make your home-buying journey clear, structured, and successful.