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Bond Real Estate & Finance

Property investment

Financing an investment property with the right buy-to-let mortgage

If you want to finance an investment property, I find the buy-to-let mortgage (verhuurhypotheek) that suits the property, your income and your plans. I compare lenders on loan-to-value, interest rate and terms and calculate the cash flow. I have been a property investor myself for about ten years and combine purchase guidance with financing, so you have one point of contact.

Book an intro callFree guide (in Dutch): De Financieringswijzer

Who it's for

  • Investors buying a first property

    You are buying your first investment property and want to know how much of your own money you need and which lender suits you.

  • Homeowners with equity

    You want to use the equity in your own home as your own contribution. I arrange both mortgages in a single process.

  • Investors who are expanding

    You already own properties and are reaching the limits of your current lender. Some lenders set a maximum of 3 to 5 buy-to-let mortgages per person.

  • Business owners and the self-employed

    You run a business or are self-employed (ZZP) and want to invest in property. Banks then usually ask for three years of annual accounts, but some specialist lenders are more flexible.

  • Investors considering a BV

    You are thinking about holding property in a private limited company (BV). I explain what that means for the financing and when a tax adviser should be involved.

What I arrange for you

Book an intro call

  • Calculating yield and cash flow

    I calculate the gross and net initial yield and the monthly cash flow after financing, including at an interest rate 2% higher than today.

  • Comparing lenders

    The market for buy-to-let mortgages is smaller than the market for residential mortgages. I compare major banks and specialist lenders on LTV (loan-to-value), repayment type, penalty-free repayment and processing time.

  • Substantiating the application

    I present the rental income, tenancy agreement, valuation and your financial overview in a way that makes it clear straight away how well the rent covers the payments and what you can afford.

  • Guiding the purchase

    I help you assess the property, make the offer and negotiate. The legal side is handled by notaries from my network.

  • Aligning with your own home

    I align the buy-to-let mortgage with the mortgage on your own home, for example if you use equity as your own contribution.

What to watch out for

The points that make the difference in practice.
70% to 80% financing
Most lenders finance 70% to 80% of the market value. You therefore put in 20% to 30% of your own money, plus the buyer's costs (kosten koper).
Transfer tax of 8% in 2026
Since 1 January 2026, you pay 8% transfer tax (overdrachtsbelasting) instead of 10.4% on a home you do not live in yourself. The government proposes to lower this to 7% from 2027, but parliament still has to approve it. For commercial property, 10.4% continues to apply.
Rent coverage
Many banks require the net rent to cover the mortgage payments 1.2 to 1.5 times. Some also want your personal income to be able to carry the payments if the property is empty.
Box 3 in 2026
A rented property falls into box 3 (the Dutch tax on savings and investments). For 2026, the Dutch Tax Administration (Belastingdienst) uses a deemed return of 6.00% on other assets, a rate of 36% and a tax-free allowance of € 59,357 per person. The mortgage counts as a debt.
Box 3 based on actual returns
In February 2026, the House of Representatives (Tweede Kamer) voted for a box 3 system based on actual returns, intended to start in 2028. For property, rent would then be taxed every year and any increase in value only on sale. The Senate (Eerste Kamer) still has to decide.
Permits and rental rules
Check in advance the zoning plan (bestemmingsplan), any rental permit or owner-occupancy requirement (zelfbewoningsplicht), and whether the property falls under the Affordable Rent Act (Wet betaalbare huur). That determines what rent you may charge, and with it your return.

How it works

  1. 1

    Strategy and budget

    We determine your goal, your investment horizon, your own funds and how much risk you are willing to take.

  2. 2

    Financing capacity

    I request indications from several lenders, so you know what you can offer.

  3. 3

    Property and yield

    For every serious property, I calculate the yield and cash flow before you make an offer.

  4. 4

    Offer and purchase agreement

    You make an offer with get-out clauses (ontbindende voorwaarden) for financing and a building survey.

  5. 5

    Application and valuation

    I submit the final application. The bank has the property valued and sends a binding mortgage offer.

  6. 6

    Notary

    You sign the transfer deed and the mortgage deed. From orientation to keys, the process usually takes 3 to 6 months.

Frequently asked questions

How much of my own money do I need for an investment property?

Expect 20% to 30% of the purchase price plus the buyer's costs, as most lenders finance 70% to 80% of the market value. For a € 250,000 flat with 75% financing, you put in € 62,500. On top of that come 8% transfer tax, the notary, the valuation and advice. In that example you can easily need € 85,000 to € 90,000.

What is a buy-to-let mortgage?

A buy-to-let mortgage (verhuurhypotheek), also called an investor mortgage (beleggershypotheek), is a loan for a home you rent out to others. The conditions are stricter than for a mortgage on your own home. You usually finance 70% to 80% of the value, the interest rate is higher, the National Mortgage Guarantee (NHG) is not available and the interest is not deductible because the property falls into box 3.

How does the bank assess a mortgage for an investment property?

The bank looks at the ratio between the loan and the value, the rental income and often your personal income too. Many banks want the net rent to cover the mortgage payments 1.2 to 1.5 times. The location, the state of maintenance, the type of tenancy agreement, your existing debts and the assets you have left after the purchase also count.

Can I buy an investment property if I already own a home?

Yes. The bank includes your existing mortgage in the assessment and checks whether your total debt remains affordable. You can often use the equity in your own home as your own contribution. I then arrange both mortgages in a single process, so the loan parts and the tax treatment fit together properly.

Is a BV a good idea for an investment property?

With a small number of properties, one to three, a BV is usually not necessary and mainly brings extra costs and administration. With a larger portfolio, a BV can offer a tax advantage, because the profit is then subject to corporation tax instead of box 3. Always have a tax adviser run the numbers before you choose the financing.

How much transfer tax do I pay on an investment property?

For a home you do not live in yourself, you pay 8% transfer tax in 2026. On a € 250,000 property, that is € 20,000. The government wants to lower the rate to 7% from 1 January 2027, but both the House of Representatives and the Senate still have to approve this. For commercial property and other real estate that is not a home, 10.4% applies.

Further reading (in Dutch)

Would you like me to run the numbers on your investment property?

Book a free introductory call. I will look at your own funds, your income and the property you have in mind, and tell you which financing is feasible.

Book an intro call

Free, no obligation, 30 minutes online

+31 6 52673682Email