The National Mortgage Guarantee (NHG) in the Netherlands: 2026 Expat Guide

Moving House and Your Dutch Mortgage: What Expats Need to Know

Are you planning to move to a new home? Whether you are upgrading to a larger space or relocating to a new city, this is the perfect time to take a close look at your current mortgage.

Navigating the Dutch property market as an international is already a journey. Below, we answer the four most important questions for homeowners who are moving up the property ladder.

Which Mortgage Types Can I Choose or "Port"?

When you move, you often buy a larger or more expensive home. If you need to borrow more than your current mortgage balance, you will take out an additional loan for the extra amount.

Please note: If you want to keep your current favorable interest rate (a process called "porting"), you usually have to take out the additional loan with your current lender.

What are the Dutch rules?

Mortgage types since 2013: To qualify for the Dutch mortgage interest tax deduction, you must choose either an annuity or a linear mortgage for the new portion of your loan.
Grandfathered rights: Did you have a mortgage before 2013, such as an interest-only mortgage? In many cases, you can port this mortgage type to your next home, provided it fits within current regulations and limits.

Can I Take My Current Interest Rate With Me?

In many cases, you are allowed to port your current interest rate contract for an amount up to the balance of your old loan. However, there are a few key considerations:

Risk surcharge: Your interest rate may change slightly. If you borrow a higher percentage of the market value for your new home than you did for your previous one, the lender may apply a "risk surcharge".
The 10-year stress test: Is your remaining fixed-interest period less than 10 years? Lenders are legally required to calculate your maximum loan based on a "stress test rate" of 5%. This might result in a lower maximum loan than expected. A possible solution for this is interest rate averaging.

What If My Current Home Hasn't Been Sold Yet?

Do you want to buy a new home while your current one is still on the market? This is possible, but there are additional requirements:

Bridging loan: You can temporarily "advance" the expected equity from your current home using a bridging mortgage, known in Dutch as an overbruggingskrediet.
Double monthly costs: You must demonstrate to the bank that you have sufficient financial means to cover the costs of two mortgages temporarily.
Deadlines: If you have already sold your home, be aware that the "porting scheme" is usually valid for a limited time, typically 3 to 6 months. The new mortgage must be finalized at the notary within this window.

Expert Tip: If you aren't porting the mortgage yourself, check if you can use the transfer clause (Dutch: de doorgeefregeling). This allows you to transfer your favorable interest terms to the buyer of your house, making your property much more attractive on the market.

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How Do I Handle Equity (or Residual Debt)?

If you sell your home at a profit, you will encounter the reinvestment rule (Dutch: de bijleenregeling). This means you are expected to invest the equity into your new home. If you choose not to do this, you will lose the right to tax deduction on the portion of the new mortgage equal to that equity.

Equity not yet available? If the transfer of your old house hasn't happened yet, you can cover the gap with a bridging loan or your own savings.
Residual debt? Is your home "underwater," meaning the debt is higher than the sale price? You will need to cover the residual debt with your own savings or, if possible, finance it as part of your new mortgage.

Need Personal Advice for Your Next Step?

Every situation is unique. Do you want to know exactly what your options are and which choices are most financially beneficial for you? If you need personal advice, we are here to help.

Schedule a free, no-obligation 45-minute introductory meeting with one of our specialized expat advisors.

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