Maximum mortgage for expats in the Netherlands (2026)

As an expat you can borrow up to 100% of the home's value in the Netherlands in 2026, and the exact maximum is set by your income using the official financing-burden tables (financieringslastnormen) from Nibud. Your nationality and residence status affect which lenders and conditions are open to you, but not the basic 100% loan-to-value rule. Here's how it works.

Mortgages for expats with EU nationality

If you hold the nationality of an EU member state, or of Iceland, Norway, Liechtenstein or Switzerland, you do not need a permanent residence permit to apply for a mortgage. Expats with employment income can apply under regular conditions with most Dutch lenders. You can borrow up to 100% of the market value of your property.

Mortgages for expats with non-EU nationality

If you have a different nationality or hold a temporary residence permit, you will usually need to show a residence document from the Immigration and Naturalisation Service (IND) indicating one of the following:

• A permanent residence permit in the Netherlands
• An EU residence permit for long-term residents
• A document indicating "permanent resident in the Union"
• A residence permit for a non-temporary purpose, as defined in Article 3.5 of the Aliens Regulation (Voorschrift Vreemdelingen)

How your maximum mortgage is calculated

Two limits decide how much you can borrow, and the lower of the two applies:

1. Loan-to-value (the value rule) – you can borrow a maximum of 100% of the home's value. Lenders base this on a property valuation (taxatie), so a home worth €400,000 means a mortgage of at most €400,000, and you cover the buyer costs (kosten koper) from your own savings.
2. Income (the affordability rule) – Nibud's financing-burden tables translate your gross annual income into a responsible maximum monthly payment, which in turn sets a maximum loan amount. A second income, existing debts and the interest rate all feed into this figure.

While online tools give you a quick estimate, it's worth booking an appointment with a mortgage advisor for an accurate calculation. They can assess your maximum mortgage and help you weigh up:

• A lower loan amount for lower monthly payments
• Keeping more funds free for buyer costs, furnishing and other expenses

NHG: the National Mortgage Guarantee in 2026

The National Mortgage Guarantee (Nationale Hypotheek Garantie, NHG) is a safety net that can also lower your interest rate. In 2026 the NHG limit is €470,000 (up from €450,000 in 2025). If you take energy-saving measures, the limit rises to €498,200. From 2026 a single, unified limit applies to all housing types.

NHG costs a one-off guarantee fee (borgtochtprovisie) of 0.4% of your mortgage, but it typically earns you a small interest-rate discount that often outweighs that fee over time. Use our NHG calculator to see if your purchase fits within the limit.

Fixed rate vs. variable rate

Once you know how much you can borrow, you choose how to fix your interest. There are two options, each with trade-offs.

Fixed rate

• You lock a specific interest rate for a set period
• Predictable, consistent monthly payments
• Protection against market rate increases
• Risk of paying more if market rates later fall

Variable rate

• Monthly payments move with the market interest rate
• Often a lower starting rate
• Risk of payments rising if market rates increase

For a deeper look at how long to fix your rate, see our guide on the term of a mortgage and fixed-rate period.

Related articles

• Calculate Your Maximum Mortgage in the Netherlands
• NHG Calculator: National Mortgage Guarantee for Expats (2026)
• Mortgage interest deduction: everything you need to know
• Obtaining a mortgage