Calculate Your Maximum Mortgage in the Netherlands

Calculate your maximum mortgage

Knowing how much you can borrow is the first step when buying a home in the Netherlands. Use the calculator below to get a quick estimate of your maximum mortgage:

Keep in mind that this is an indication. A mortgage advisor can give you a precise calculation based on your full financial picture, including your residency status and employment contract.

How Dutch mortgage calculations work

The Dutch mortgage system has strict lending rules set by the government. Every year, the Nibud (National Institute for Family Finance Information) publishes updated lending norms that all banks and mortgage providers must follow. This means there is less room for negotiation than you might be used to from other countries.

Your maximum mortgage is determined by several key factors:

• Your gross annual income - typically you can borrow around 4 to 5 times your annual salary, though the exact multiplier depends on the interest rate and your personal situation
• Type of employment contract - a permanent contract (vast contract) gives you the strongest position. With a temporary contract, most lenders will use your current salary but some may be more restrictive
• Existing debts - student loans, personal loans, and even your phone contract on installment all reduce your borrowing capacity
• Interest rate and fixed-rate period - a longer fixed-rate period means slightly less borrowing capacity
• Your age - since mortgages must be repaid within 30 years and before retirement age
• The property value - you can borrow up to 100% of the appraised value of the home

The 30% ruling and your mortgage

If you have the 30% ruling (30%-regeling), this is important for your mortgage calculation. The 30% ruling means that 30% of your gross salary is paid as a tax-free allowance. However, most banks will calculate your mortgage based on your full gross salary, not the reduced taxable amount. This works in your favor.

There is a catch though: the 30% ruling is temporary (currently a maximum of 5 years, reduced from 8 years since 2024). Banks are aware that your net income will drop once the ruling expires. Some lenders factor this in, while others are more generous. A mortgage advisor who has experience with expats can help you find the best option.

Mortgage with a non-EU nationality

If you hold a non-EU nationality, you will need to provide a valid residence permit (verblijfsvergunning) when applying for a mortgage. Most banks require a permit for a non-temporary purpose. A temporary residence permit tied to your employer may limit your options, but several banks do accept this, especially with a permanent employment contract.

EU, EEA, and Swiss nationals can apply for a mortgage under the same conditions as Dutch citizens.

Student debt and borrowing capacity

Any outstanding student debt reduces your maximum mortgage. In the Netherlands, even student loans from abroad are factored in. You are required to declare your student debt, and the bank will calculate a fictional monthly payment based on the original loan amount (not your current balance).

If you studied in the Netherlands under the new student loan system (leenstelsel), the impact is calculated at 0.45% of the original debt per month. For older loans, the percentage is higher. Student debt from abroad follows similar rules, though the exact calculation may vary per lender.

NHG: Nationale Hypotheek Garantie

The NHG (National Mortgage Guarantee) is a government-backed safety net. If you can no longer pay your mortgage due to circumstances like job loss or divorce, the NHG can help cover the remaining debt after selling your home.

In 2025, the NHG limit is EUR 435,000 (or EUR 461,100 if you invest in energy-saving improvements). Benefits of NHG include:

• A lower interest rate (typically 0.1% to 0.4% discount)
• Protection if you end up with residual debt
• One-time premium of 0.6% of the mortgage amount

For many expats buying their first home in the Netherlands, NHG is worth considering if the property falls within the limit.

How much can you borrow in 2025?

Since 2024, you can borrow a maximum of 100% of the appraised market value of the property. This means you will need your own savings (eigen geld) to cover the additional buyer costs such as transfer tax, notary fees, and mortgage advisor fees. Typically, you need around 4% to 6% of the purchase price in savings.

If you plan to make energy-saving improvements to the property, you can borrow up to 106% of the appraised value. The extra 6% must be used for sustainability measures like insulation, solar panels, or a heat pump.

Fixed vs. variable interest rates

Once you know how much you can borrow, you will need to decide on your interest rate structure:

Fixed rate (vaste rente): You lock in the interest rate for a set period, usually 10, 15, 20, or even 30 years. Your monthly payments stay the same regardless of market conditions. This is the most popular choice in the Netherlands.

Variable rate (variabele rente): Your rate changes with market conditions. This can be cheaper initially but carries the risk of rising payments. Few Dutch homeowners choose a fully variable rate.

Most expats prefer a fixed rate for the certainty it provides, especially when navigating an unfamiliar housing market.

Next steps

Calculating your mortgage is just the starting point. Before you start house hunting, it is a good idea to:

1. Get a mortgage pre-approval (hypotheekverklaring) from a lender
2. Understand the buyer costs you will need to cover
3. Learn about the mortgage interest deduction that reduces your net monthly costs
4. Decide between an annuity or linear mortgage

A mortgage advisor (hypotheekadviseur) who has experience with expats can guide you through the entire process and often has access to better rates than you would find directly at a bank.