Rent or Buy Calculator for Expats

It depends mostly on how long you stay. Buying costs money up front (2% transfer tax unless you get the starter exemption, and about €6,000 for the notary, valuation and mortgage advice), and selling costs money too (an estate agent's fee of about 1.35% of the price). You need a few years for a rising home value, the mortgage repayments and the tax you get back on mortgage interest to win this back. If you stay less than 2 years, renting usually works out cheaper. After 5 to 10 years, buying usually does.

Dutch banks lend at most the value of the home, so you pay the buying costs from your own savings. For a €400,000 home that's about €8,000 transfer tax (0% with the starter exemption), about €6,000 for the notary, valuation and mortgage advice, and €1,600 for NHG if the loan is under €470,000. A down payment on top is optional but lowers your monthly payment.

Yes. You need a BSN number, a Dutch bank account and an income lenders accept. A residence permit (for example as a highly skilled migrant) is usually fine, though some lenders ask for a bigger down payment or lend less if your permit is temporary. A temporary job contract usually works if your employer gives a letter of intent (intentieverklaring) saying the contract will continue. An independent mortgage adviser knows which lenders accept which situations.

If you live in the home and pay off the mortgage in at most 30 years (an annuity or linear mortgage), you can take the interest off your taxable income. In 2026 you get tax back at no more than 37.56%, even if part of your income is taxed at a higher rate. In return, the tax office adds a small notional income for owning a home, the eigenwoningforfait: 0.35% of the WOZ value for most homes. Most employees get the tax back every month through a provisional assessment (voorlopige aanslag).

Not much. The tax-free part of your salary doesn't count as taxable income, so your taxable income is lower, but the mortgage interest deduction works the same way. Most of it comes back at 37.56% either way. The 30% ruling ends after at most 5 years, so make sure the monthly payment still fits your budget without it.

You can sell it or keep it and rent it out. If you rent it out, the mortgage interest deduction stops and the home is taxed in box 3 instead. You also need your lender's permission, and in many cities a permit from the municipality. If the home stands empty and is for sale, you can usually keep the deduction until the end of the third year after you moved out.

NHG (Nationale Hypotheek Garantie) is a guarantee that helps you if you can't pay your mortgage because of, for example, losing your job or a divorce. In 2026 you can get it for loans up to €470,000. It costs 0.4% of the loan once, and lenders usually give a lower interest rate in return, so for most buyers it pays for itself within a few years.