Years of rising rents push long-stayers to ask whether buying is even open to them, and the answer turns far more on permit and contract type than on nationality. Borrowing capacity, meanwhile, follows published national standards, which makes the numbers knowable in advance rather than a matter of guesswork.
Yes, permit type is the main lever. EU/EEA/Swiss nationals are treated exactly like Dutch citizens by lenders. Non-EU nationals generally need an indefinite (permanent) residence permit or at minimum a permanent employment contract — a temporary permit or fixed-term contract makes most banks want extra buffers, a longer track record, or in some cases a guarantor. On how much: the 2026 lending standards (based on Nibud's income tables) put most earners around 4.3–4.5x gross annual income, though the table isn't perfectly linear — lower incomes get a bit less room, higher incomes and energy-efficient homes get a bit more. If you have a partner, their income now counts in full toward the calculation (that changed in 2023; it used to be discounted). Loans up to 100% of the home's value are standard, but the buyer's costs (kosten koper — transfer tax, notary, advice) still have to come from your own savings, not the mortgage. Worth getting pre-approval from a mortgage adviser (hypotheekadviseur) early, since permit and contract type affect approval more than nationality does.