Buying a house without your own money - Here's how to make it happen!

Can you buy a house without your own money?

Buying a house without your own money is difficult, but not impossible. Since 2018, banks finance up to 100% of the home value, but you have additional costs that you have to pay yourself. Think of buyer's fees, notary fees and appraisal costs.

These costs can be as much as 6% of the purchase price. Without savings, it is therefore difficult to buy a house. Still, there are ways to finance these costs, such as a gift, a start-up loan or an extra loan in addition to your mortgage.

Want to know how you can still buy a home without savings? In the next section, we discuss all the smart ways to make this possible.

{{cta}}

How can you buy a house without your own money?

Don't have any savings, but still want to buy a house? It's difficult, but not impossible. There are ways to still finance a home without your own money. Below we discuss five options that can help you:

1. Starter loan from the municipality
2. Gift or loan from parents
3. Mortgage with NHG
4. Extra loan in addition to your mortgage
5. Leveraging higher assessed value

{{cta}}

1. Starter loan from the municipality

Are you struggling to buy a home because you just can't borrow enough? Then a starter loan may be a solution. This is an extra loan in addition to your mortgage with which you bridge the gap between the purchase price and your maximum mortgage. As a result, you need less of your own money.

Advantages:

• You can borrow more without bringing in extra money of your own.
• Often favorable interest rates and flexible terms.

Disadvantages:

• Not all municipalities offer starter loans.
• Income and age limits apply.

Want to know if your municipality offers a start-up loan? Check your municipality's website or ask a mortgage broker for advice.

2. Gift or loan from parents

If your parents have the financial room to help you, they may give you a tax-free gift. This means that you receive an amount without paying taxes on it, as long as it is below the legal limit.

Can't gift money to them? Then a family loan is an option. This is a loan with an interest rate that is often lower than a bank.

Advantages:

• You don't have to take out a loan from a bank yourself.
• A family loan often has more flexible terms.

Disadvantages:

• Not everyone has parents who can help financially.
• A loan must be properly recorded to avoid tax problems.

3. Mortgage with NHG

Do you want security and lower mortgage rates? Then a mortgage with National Mortgage Guarantee (NHG) may be a good choice. NHG offers extra security to lenders, which means you often pay a lower interest rate.

How high is the NHG limit?

In 2025, you can take out a mortgage with NHG up to €450,000. Would you like to make your home more sustainable with energy-saving measures? Then the limit is even higher, at €477,000. This offers starters and those moving on additional opportunities to finance an energy-efficient home. Want to know more about the NHG limit? Read in detail about it in the article on the NHG limit.

Advantages:

• Lower mortgage rates through additional security.
• Possibility of a higher loan amount.

Disadvantages:

• NHG does not cover additional costs such as buyer and notary fees.
• You pay a one-time bail bond fee.

Want to know if you qualify for NHG? Then it's smart to hire a mortgage broker.

4. Extra loan in addition to your mortgage

Do you have just not enough to pay the additional expenses? Then you can take out a personal loan or consumer loan. This allows you to pay for costs such as transfer tax, notary fees and appraisal fees without your own savings.

Advantages:

• You can finance the cost of buyer without savings.
• Sometimes possible with banks or lenders.

Disadvantages:

• Higher monthly housing costs due to additional repayment.
• Not every lender accepts this on a mortgage application.

Think carefully before taking out an additional loan. You should do the math first so that the monthly costs don't become too high for you.

5. Leveraging higher assessed value

If your wonign is worth more than the purchase price, a higher appraisal value can help get additional financing. Banks can provide a higher mortgage in some cases if the home's market value allows it.

Advantages:

• You need less of your own money.
• This can be beneficial in competitively priced homes.

Disadvantages:

• Not all banks accept a higher appraisal value as collateral.
• You need an appraisal report to prove this.

Want to know if this is an option for you? Then consult with a mortgage broker.

What are the risks of buying home without your own money?

Buying a house without your own money sounds appealing, but it comes with risks. If you have no or insufficient savings, you can run into financial problems. This can happen because your monthly expenses increase, you have no buffer for unexpected expenses, or because you are left with a residual debt when you sell.

Below you can read about the main risks and what they mean for you. We explain everything step by step so you know exactly what to look out for:

1. Your monthly expenses will be higher
2. Without your own money, you are weaker when negotiating
3. Risk of residual debt in the event of a decline in value
4. No financial cushion for unexpected expenses
5. Banks may impose strict conditions

1. Your monthly expenses will be higher

If you buy a house without your own money, you often have to take out an additional loan to cover the additional costs. As a result, you not only pay mortgage costs, but also the repayment and interest on that extra loan.

What does this mean to you?

• Your monthly expenses increase and take up a larger portion of your income.
• You have less money left over for other expenses, such as groceries, transportation or leisure.
• If your income drops (due to illness or unemployment, for example), it may become difficult to pay all expenses.

How do you avoid problems?

• Get a calculation of your total monthly expenses in advance, including additional loans.
• Compare several mortgage lenders to find the lowest interest rate.
• Keep room in your budget for unforeseen expenses.

2. Without your own money, you are weaker when negotiating

Sellers usually choose buyers with financial security. Without your own money, you have less room to negotiate and may be quicker to grab next to a home.

What does this mean to you?

• A seller may find your bid less attractive.
• You have less room to negotiate the price.
• Especially in a tight market, buyers without their own money often lose out to others.

How do you increase your chances?

• Provide a mortgage certificate. This gives sellers confidence.
• Consider a guarantor, such as a parent or relative.
• Target properties with less competition, such as those outside popular cities.

3. Risk of residual debt in the event of a decline in value

If the value of your home drops and you want to move later, your home may be worth less than your mortgage. This means you will be left with a residual debt.

What does this mean to you?

• If you sell the house for less than your mortgage amount, you have to pay the difference yourself.
• This could mean borrowing thousands of extra dollars or being stuck with debt for years.
• You can't move as easily if you need another home due to circumstances.

How do you reduce this risk?

• Buy a house that is market priced and not overpriced.
• Still save a small amount so that when you sell, you have a buffer.
• Consider NHG (National Mortgage Guarantee) for extra security.

4. No financial cushion for unexpected expenses

Buying a house also means maintenance costs. Without savings, you have no money behind you if something breaks down or your income is temporarily lower.

What does this mean to you?

• If the central heating boiler breaks down or your roof leaks, you don't have money to get it fixed right away.
• You depend on an extra loan or family help to pay unexpected expenses.
• You can enjoy your home less because money worries are in the background.

How do you build a buffer?

• Save a small amount each month, even if it is only €50. This will prevent long-term problems.
• Check that your home is properly insured, so that in case of damage you don't have to pay for everything yourself.
• At the time of purchase, request a building inspection so you know what costs to expect.

5. Banks may impose strict conditions

Mortgage lenders assess your situation extra critically if you don't bring in your own money. This means you get less favorable mortgage terms.

What does this mean to you?

• Banks may require that you put in at least 5% of your own money. Don't have this? Then your application may be rejected.
• You may have to deal with higher interest rates, paying thousands of dollars more over the years.
• You have less choice of lenders and may have to agree to less favorable terms.

How can you still get a good mortgage?

• Compare multiple mortgage lenders to find the best interest rate and terms.
• Have a financial advisor look into smart options, such as a start-up loan or tax-free gift.
• Work to improve your credit rating, such as by paying off other debts.

Buying a house without your own money? This is what homeup can do for you!

Buying a home without your own money can be tricky, but you don't have to do it alone. At homeup, we help you through the buying process step by step. From arranging your financing to negotiating the price, we make sure you're stronger in the housing market.

What can homeup do for you?

• Free mortgage consultation. We'll help you understand your financial options, such as NHG, a start-up loan or a gift from parents.
• Smart negotiating. Our buying brokers make sure you don't overpay and get the best terms.
• Guidance on your financing. We advise you on personal loans, home value loans and other smart solutions.
• 100% online, faster and more efficient. No unnecessary physical appointments, but instant switching via your phone or laptop.
• Fixed price of €2,749, with no surprises. No high brokerage fees or hidden costs with us.
• Legal and administrative support. We check all documents so you can buy worry-free.

Want to know how to buy a home without your own money? Engage homeup as a buying agent and see what is possible in your situation with one of our experts.

{{cta}}

Frequently asked questions about buying home without your own money

Do you have questions about buying a home without your own money? You're not the only one! Many first-time buyers wonder how to finance a home without savings, whether they can get a mortgage and what costs they will have to pay themselves. In this FAQ, we answer the most frequently asked questions on this topic. This will give you quick and clear insight into your options.

Can you buy a house with 10,000 euros?

Yes, but only if you can borrow enough for the purchase price and pay the additional costs yourself. Banks finance up to 100% of the home's value, but costs such as notary fees, appraisal fees, and possibly transfer tax must be paid by you.

Whether 10,000 euros is enough depends on the house price. Buyer's fees are usually 5-6% of the purchase price. For a €250,000 home, the additional costs are easily €12,500 - €15,000. In that case, €10,000 is not enough.

Want to know exactly how much you need? A mortgage broker can help you identify your buyer's fees and financing options.

Do you have to have savings to buy a house?

Yes, you usually need savings for the additional costs. These are costs such as appraisal, notary fees and buyer's fees. Banks only lend the amount for the home, not these additional costs.

Don't have any savings? Then there are alternatives such as a start-up loan, a gift from parents or co-financing energy-saving measures. In some cases, you can borrow a portion of the home value to cover these costs.

Is it possible to buy a house without your own money?

Yes, but it's not easy. Since 2018, banks are allowed to finance a maximum of 100% of the home value. This means you have to pay the additional costs yourself.

Do you want to buy without savings? Then you can take out an additional loan, receive a donation or apply for a start-up loan. In addition, some costs are tax deductible, such as mortgage advice and notary or appraisal fees. A mortgage advisor can help you secure a mortgage that suits your situation.

{{questions}}