If you come from Spain, you have a financial dogma burned into your mind: if you don't have a permanent contract, don't even walk through the bank's door because they won't give you a mortgage . This mindset leads thousands of Spanish workers in the Netherlands to assume they are condemned to pay excessive rents or live forever in agency housing.
Let's demolish that myth today.
The Dutch labour market is radically different from southern Europe. Here, almost a third of the workforce works through employment agencies ( uitzendbureaus ). The Dutch financial system isn't stupid; if banks (such as ING, ABN Amro or Rabobank) closed their doors to agency workers, the housing market would collapse.
Can you buy a house in the Netherlands with a temporary agency contract? Yes, absolutely. But it isn't magic, it is financial bureaucracy. In this guide we explain which document is the master key, what banks really look at, at which phase of your contract you can take the step and why your savings will set the limit of your ambition.
1. The master key: what is the Perspectiefverklaring?
If you ask mortgage brokers, they will tell you the paperwork is hell so they can charge you their fees. The reality comes down to a single 21-letter word: Perspectiefverklaring .
What exactly is it?
Traducido literalmente es una «Declaración de Perspectiva». Es un certificado oficial y estandarizado que emite una agencia de empleo certificada (o una entidad independiente asociada). Este documento no evalúa tu contrato actual, sino tu valor en el mercado laboral .
An analyst will review your CV, education, work history in the Netherlands, performance reviews and the demand for your profession (for example, Reach Truck operator or advanced logistics). If the analyst concludes that your profile is strong and you will continue to earn a stable income in the future, the certificate is issued.
The real impact at the bank
Aquí viene la magia: Por ley y por acuerdo interbancario, un Perspectiefverklaring tiene exactamente el mismo valor hipotecario que un contrato indefinido (Vaste Aanstelling) . Si tu sueldo da la talla matemática, el banco te prestará el dinero, independientemente de que tu contrato ponga «temporal».
Visión Estratégica: No todas las agencias pueden facilitar este documento. Solo las agencias serias, adscritas a la ABU o NBBU y con registros auditados, pueden gestionar esta declaración. Trabajar con una agencia «low cost» te cierra las puertas del banco.
2. Contract phases (A, B and C): exactly when to go to the bank
Let's be critical and realistic. The fact that the document exists doesn't mean they will give you €300,000 in your second month in Eindhoven. The Dutch mortgage market requires a track record. This is how your contract phase affects your mortgage:
Phase A (your first 78 weeks)
The harsh reality: in Phase A, your chances of getting a mortgage are close to zero. You are in an extended trial period with a flexibility clause. Banks require a history of stable income in the Netherlands (they will normally ask for your Jaaropgaves, or annual statements, for the last 12 to 24 months). Use this phase strictly to save the initial capital you need.
Phase B (fixed-term contracts)
Green light with conditions: this is where 80% of agency workers buy their home. You are in Phase B, with a 6-month or 1-year contract. How do you buy? There are two routes:
The Perspectiefverklaring (Statement of Prospects) mentioned above.
The Intentieverklaring : a simple letter signed by your employer (the agency or the end company) stating that they intend to make you permanent if your performance stays good. With this document, the bank treats your current salary as guaranteed fixed income.
Phase C (permanent contract)
Clear road: you are a permanent employee of the agency. You go to the bank with your payslip and the calculation is mathematical. You don't need any additional prospect documents.
3. The 4 real requirements (calculator in hand)
Having the contract or the statement of prospects is just the entry ticket. Now you have to pass the bank's risk filter. These are the four pillars nobody explains to you until you are already sitting in front of the manager:
1. The BKR (credit register): the silent killer
The BKR ( Bureau Krediet Registratie ) is the Dutch debt register. In Spain, financing an iPhone over 24 months is normal. In the Netherlands, that phone financed at €50 a month appears in the BKR and the bank treats it as debt. That simple phone can reduce your mortgage borrowing capacity by €10,000 or €15,000 .
Consejo: Antes de pedir una hipoteca, liquida préstamos personales, paga tus tarjetas de crédito a cero y cancela cualquier financiación de vehículos o tecnología. Tienes que ir «limpio».
2. 100% financing (the good news)
Unlike Spain, where banks only finance 80% of the valuation and you have to contribute 20% plus costs, in the Netherlands the bank finances 100% of the property's market value . If the house is worth €350,000, the bank gives you €350,000.
3. Kosten Koper (K.K.): the reality check
Si te dan el 100%, ¿no necesitas ahorros? Falso. Necesitas pagar los «Gastos del Comprador» ( Kosten Koper o K.K.). Esto incluye:
Transfer tax (2%). Note: if you are under 35 and it is your first home, you are exempt from this 2%.
Notary fees.
Property valuation.
Sworn translator (mandatory if you don't speak perfect Dutch).
Mortgage adviser's fees.
Financial summary: you need to have between €12,000 and €18,000 in clear, provable savings in your bank account to cover these costs. The bank doesn't lend you this money.
4. The safety net: NHG (Nationale Hypotheek Garantie)
This is a government mortgage guarantee. If you buy a house below the legal limit (which in 2026 exceeds €430,000), you can apply for the NHG. If in the future you lose your job or divorce and are forced to sell the house at a loss, the state covers the remaining debt with the bank.
Double advantage: because of this security, the bank will automatically lower the interest rate on your mortgage.
4. Is it worth paying a mortgage adviser (Hypotheekadviseur)?
In Spain we are used to going from bank to bank negotiating with the manager. In the Netherlands, 90% of people use a Hypotheekadviseur (independent mortgage adviser).
Cost-benefit analysis: an adviser will charge you between €2,500 and €3,500 . It seems like a lot of money, but it is a highly profitable investment.
Why it IS worth it: the adviser compares data from all the banks in the country, knows which banks are most open to a Perspectiefverklaring , arranges the valuation and the notary and, most importantly, makes sure your mortgage is structured so you get the biggest possible tax deduction (in the Netherlands part of the mortgage interest is refunded every month).
The tax trick: the mortgage adviser's invoice, the valuation and the notary fees are 100% deductible in your next tax return . The government will refund almost 40% of that cost.
5. Frequently Asked Questions (FAQ) about mortgages with an agency contract
1. Can I add my partner's salary if they also work through an agency? Absolutely. In the Netherlands banks calculate the mortgage on the household's joint income. However, if you are both in Phase B, you will each need to provide your own Perspectiefverklaring or Intentieverklaring . If one of you doesn't get it, the bank will only take into account one and a half salaries, or just the main salary.
2. Does my nationality affect my mortgage application? If you have a European Union passport (such as a Spanish one), you have the same banking rights as a citizen born in Amsterdam. You just need to be registered at a town hall (have a BSN) and have an up-to-date employment contract.
3. If I buy the house and the agency dismisses me in the future, will they take the house away? No. Your mortgage contract is with the bank, not with your employer. As long as you keep paying your monthly instalment on time (whether from a new job or from Dutch unemployment benefit), the bank doesn't interfere. In addition, if you have taken out the NHG guarantee, you are protected against involuntary insolvency.
4. Can I apply for a mortgage if I don't speak English or Dutch? Mathematically yes, but logistically you will be required to hire a sworn translator for the signing at the notary (Dutch law requires you to understand what you are signing).
Conclusion: your future depends on the agency you choose today
Buying a house in the Netherlands isn't a miracle reserved for engineers with permanent contracts. It is a methodical process that requires three things: time paying contributions in the country, savings for the initial costs (K.K.) and solid documentary backing from your employer .
El error de muchos expatriados es saltar de una agencia «low cost» a otra por ganar 20 céntimos más a la hora, rompiendo su historial laboral y perdiendo la oportunidad de que una empresa seria certifique su perspectiva de futuro.
At International Job Challenge we are not a stopgap agency. We understand that emigrating is a life project. We work with our candidates in the long term, placing them with companies that value stability and providing the documents they need so that, when the time comes, they can walk into the bank with complete confidence.
Tired of living with uncertainty and want to start working in the Netherlands ? 👉 Check our job offers in the Netherlands and take the first step towards stability.
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