A Dutch mortgage advisor is not a salesperson paid by the bank.
Since the commission ban for complex financial products, advisors charge you a fee rather than taking commission from the lender, and they have to be able to explain why the product they recommend suits you.
This guide covers what an advisor actually does, what to ask before you hire one, which Amsterdam firms say they specialise in international clients, and the two situations where a specialist earns their money.
Checklist: What To Ask On The First Call
- Independence. Do you compare the whole market, or only a panel of lenders? Which lenders are on it?
- Full fee and scope. What is the fixed fee, in writing, and does it cover only the application or the whole process through to the notary?
- Your income situation. How many clients with income like mine (foreign currency, temporary contract, RSUs or bonus, self-employment, the 30 per cent ruling) have you placed in the last year, and with which lenders?
- Language. Will the advice, the documents and the explanation of the lender’s offer be available in English?
A vague answer to the income question is the signal to keep looking, because it is the one that cannot be bluffed.
What An Advisor Does
The Dutch market splits between an advisor tied to one lender and an independent advisor who compares across the market.
If your situation is at all unusual, the independent kind is the one to pay for.
The work is in four parts: establishing your true borrowing capacity, matching your income profile to the lenders who will accept it, assembling the file, and managing the deadlines after your offer is accepted.
The second part is where the value sits for internationals.
Lender policies on foreign-currency income, temporary contracts, RSUs, self-employment history and 30 per cent ruling income differ enough that the same applicant can be declined by one bank and accepted by another.
Advisors also handle the mechanics that break deals: the financing condition in the purchase contract, and the deposit or bank guarantee, usually 10 per cent of the price, that the buyer lodges with the notary after signing.
Both are agreed per contract, so check the actual dates and amounts in yours.
Fees are agreed in advance and vary by firm and by how complicated the file is, so ask each firm for its fixed fee in writing and compare like with like.
Advice and arrangement fees for a mortgage that becomes your own-home debt are deductible, according to the Belastingdienst; the tax office does not allow the deduction for advice on a loan you never took out.
Amsterdam Firms Working With Internationals
The firms below are drawn from our directory.
Addresses and whether each firm mentions expats or English were checked on the firms’ own websites on 28 September 2026.
We have removed the review scores this page used to carry because we could not check them independently; look at current reviews yourself.
Viisi has several Amsterdam offices, including Surinameplein 124, Mr. Treublaan 7 near the Amstel, Gustav Mahlerplein 2 on the Zuidas, Rokin 92-96 and Kraanspoor 50 in Noord.
It says it compares 45 lenders and runs an English-language service for expats.
FVB de Boer describes itself as an independent mortgage advisor for expats, with its head office in The Hague and an Amsterdam office at J.
Verhulststraat 163hs in Oud-Zuid.
Advies Centrum Hypotheken at Burgemeester Stramanweg 101 in Zuidoost has an English page for expat mortgages and also handles insurance.
De Kredieter at George Gershwinplein 4 on the Zuidas pairs mortgage advice with financial planning and names mortgages for freelancers and expats as its specialism.
Nobel Hypotheken at Jacob van Lennepkade 296 in Oud-West covers mortgages, financing and financial planning and lists starters, expats and entrepreneurs as its focus.
De Hypotheker at Van Baerlestraat 1 is part of a national franchise with branches across the country and has an English-language section on its website.
De Hypotheekshop at Ceintuurbaan 263 in De Pijp and Hypotheek Visie at Buikslotermeerplein 158 in Noord are the neighbourhood options south and north; Hypotheek Visie also offers evening appointments.
Smit & Heinen at Van Woustraat 161 combines mortgage broking with estate agency, which suits buyers who want one firm on both sides.
Frits at Science Park 400 works online as well as in person and has a section for expat buyers.
AH Finance at Amsterdamseweg 71 in Amstelveen says it compares all lenders and banks in the Netherlands and has an English website, which makes it an option if you are buying south of the city.
Book the first conversation before you start viewing, not after an offer is accepted.
Knowing what you can borrow is what makes a bid credible in a market where sellers set deadlines.
When You Need A Specialist Rather Than Anyone
Two situations justify paying for real specialist experience.
The first is complicated income: paid in a currency other than the euro, largely in bonus or equity, recently self-employed, or split across two countries.
Placing that file is a matter of knowing which lender says yes, and a generalist may simply take it to the bank they always use.
The second is erfpacht, Amsterdam’s municipal ground lease.
The ground rent and the terms of the lease affect both the monthly cost and what a lender will lend, so an advisor should read the lease documents rather than just the listing.
Our mortgage guide explains erfpacht and the rest of the buying process.
Ask about NHG, the national mortgage guarantee, if the purchase price is under its annually set limit.
It costs a one-off premium, lenders usually offer a lower rate with it, and it can protect you if you have to sell at a loss after a divorce, job loss or similar event.
Whether it pays off depends on the rate difference in your case; the current limit and conditions are on nhg.nl.
Frequently Asked Questions
Do I actually need an advisor?
Not legally.
For a first Dutch purchase with foreign or irregular income it usually helps, because the differences between lenders on foreign income and contract type are not published anywhere you can read.
What does it cost?
A fee agreed in advance, which varies by firm and by how complex your situation is.
Ask for it in writing and check what it includes.
Advice costs for a mortgage that becomes your own-home debt can be deducted from your income tax.
Which firms work in English?
Viisi, FVB de Boer, Advies Centrum Hypotheken and AH Finance all have English-language pages for expats, and De Kredieter, Nobel Hypotheken and Frits name expats among the clients they serve.
Confirm on the first call that the advice itself will be in English.
When should I first talk to one?
Before you view anything.
Knowing your borrowing capacity turns an offer from speculative into credible.
What is the 10 per cent bank guarantee?
A deposit or bank guarantee, usually 10 per cent of the purchase price, lodged with the notary after the purchase contract is signed.
It can be forfeited if you withdraw without being able to rely on a condition in the contract.
How long is the financing condition?
It is whatever the purchase contract says, commonly a few weeks, and it is the window in which the mortgage must be arranged.
Shortening it makes your offer stronger and your position riskier, so agree the date with your advisor before you bid.
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