The Ultimate Guide to Securing a Mortgage as a PhD Researcher in the Netherlands

Special thanks to Expat Home & Loan for helping us with this article

The Dutch love being homeowners; in fact, the Netherlands currently has a homeownership rate of about 69%. That’s a big difference compared to neighbouring Germany, where roughly 48% live in rented accommodation. But can a PhD student get a mortgage? For many people pursuing a PhD, the thought of owning a house may feel out of reach. It is, in fact, a general misconception that unless you have a permanent contract, you’re not eligible for a mortgage; however, that simply isn’t true.

The Uniqueness of Dutch PhDs: Can a PhD Student Get a Mortgage​?

Yes, they can. The Dutch PhD system bridges the gap between being a “student” and a “professional.” While your peers in the UK, USA, or Australia are often classified solely as students living on tax-free stipends, the Netherlands classifies people doing a PhD as employees.

You aren’t just studying; you are building a professional career. That means that, in the Netherlands, PhD students are considered researchers rather than students. This shift from student to employee status creates a massive advantage: PhD researchers get a monthly payslip (loonstrook).

The Temporary Contract “Issue”

Mortgage lenders generally don’t mind an employee having a temporary employment contract, as long as when the werkgeversverklaring (Employer’s Statement) is filled in, the employer ticks yes to the “Declaration of Continuation” section. In general, universities will have no intention to hire you after your PhD has finished, so they are very likely to tick “No” in this section. But a PhD contract is a different arrangement.

In the specialized world of PhD mortgages, you are identified as a “promovendus.” This catapults you into an elite group of people with very high social and cultural standing in the Dutch economy. Statistically, you have a very good chance of being considered a very high earner.

“Specialized PhD Mortgages”

While “PhD candidate” refers to someone in the early stages of their doctoral research (typically the first four years), the term “promovendus” describes a more advanced researcher who has progressed further in their doctoral trajectory. In everyday conversation, these terms are often used interchangeably to describe anyone pursuing a doctorate at a Dutch university. However, for mortgage purposes, Dutch banks view both PhD candidates and promovendus researchers as identical professional profiles with the same favorable lending status.

Banks actually like PhD researchers because they are typically young (often 25 to 30 years old), making them profitable, long-term clients with fewer health risks. Furthermore, these lending rules often apply equally to Assistant Professors. If you are part of a couple and you both have PhD contracts, and each earning around €60,000 for example, your borrowing capacity can double, potentially allowing you to secure a mortgage of around €500,000 or more.

The Application Process

So you’ve seen some properties on Funda, you’ve figured out where your bookshelves will go, and now you need to see the facts. You’ll need these four things to get the ball rolling.

1. BSN: Having a BSN (Burgerservicenummer) means, in terms of the Dutch government, that you are here legally. If you are in a hotel or unregistered at the Gemeente, pause on the search for a house and sort out the registration.
2. Residence Permit: If you’re European, great; life will be easier for you. Otherwise, you’ll need a valid residence permit. This is usually “REGULIER BEPAALDE TIJD”, which is typically issued to non-EU/EEA Erasmus students, interns, or researchers for the duration of their stay. It doesn’t matter too much how much time is left on the residence permit.
3. Pay Slips: Normally, at least 3 months of pay slips are required.
4. Employers Statement (Werkgeversverklaring): This Dutch Employment Holy Grail is the document where the university confirms the details of your salary and contract. It will likely state “No” to contract renewal, but for a specialized lender, this is expected.
5. Savings: Having them helps your mortgage application, but since banks typically lend up to 100% of the property value, this isn’t required.

How Much Can You Actually Borrow?

In the Netherlands, you can borrow up to 4.5 times your gross annual income. For example, if you earn €40,000, you can borrow €180,000. If you’re in a couple with the same salary, you can double that number.

Unlike practically every other country, where a 20% down payment is required, your mortgage can go up to 100% of the property’s assessed market value. If you’re in a couple with the same salary, you can double that number.

But having access to cash remains an aspect of the equation. You must pay what is known in Dutch as “buyer’s costs” (kosten koper). These costs go towards the transfer tax, notary fees, the valuation, and the mortgage consultant. Normally, 4%-6% of the property’s worth has to be paid from your pocket. So, think about how much money you will actually have when considering a purchase of a €300,000 apartment. If you have savings or your parents can provide a financial gift, this helps immensely. In some cases, significant savings can even turn a “maybe” into a “yes” from a lender.

Be Careful With Loans

The Dutch mortgage system is full of regulations that make it difficult for borrowers to access credit. It is designed to monitor debt. Any debt you have is deducted from your maximum loan cap. Even a mobile phone that is paid off each month counts against your mortgage application.

Student Loans: You might have come to the Netherlands for a PhD with student loan debt. You would probably bet that a Dutch bank will never know about your US or UK student loan. While this type of loan will not be part of the Dutch BKR (credit registry) data, you are required to disclose it legally. If you don’t, and trouble finds you later, your mortgage insurance (NHG) will not step in to help. A €20,000 student loan could reduce your maximum mortgage by as much as €30,000, depending on the applicable interest rate.

When Is The Best Time To Buy During Your PhD?

Asap. Banks look at the remaining years of your contracted work. When you come in for your mortgage application, if you’re in year 1 or 2 of your PhD, the bank sees you as someone with 3-4 years left in the contract. Start the whole process the day you come out of your probation period. It makes you a better client for any bank to deal with. If you wait until six months before the contract ends, that will cause a problem, unless you have an Intent Letter from an employer or the university extends your “employment” terms in writing.

Once your mortgage is approved and you receive the keys, getting fired or quitting your job later does not affect it, as long as you continue to make the monthly payments.

Why You Need a Broker?

Can a PhD student get a mortgage? Yes, thanks to being a promovendus, but if you walk directly into a high-street bank as a PhD researcher, you are highly likely to be rejected. Having a temporary employment contract that will not get renewed is a major red flag for most banks, such as ING and Rabobank. However, mortgage brokers are on a first-name basis with bankers in the “expat-friendly” niche. For this reason, they can fine-tune your application.

Even for a promovendus, navigating the Dutch mortgage market as an expat can feel like writing a thesis. But Home & Loan Solutions can handle everything from the initial pre-approval to the final notary appointment, all in plain English. So instead of dealing with a 90% rejection rate from the big banks, working with Home & Loan Solutions could lead to an approval rate of 90%. The first consultation is free, and if the application looks good, the flat fee is €3,995.

Buying a house as a PhD researcher is not only a financial matter, but it is surely good for your sanity. Cities like Leiden, Utrecht, and Amsterdam have seen rents skyrocket. If you have the choice of paying €1,500 for a tiny studio or paying €1,200 for a mortgage on a two-bedroom apartment, homeownership simply makes more sense.

If you are looking for guidance and support for making that special purchase, do reach out to Expat Home & Loan for assistance.