Thinking about buying a home in the Netherlands in 2026? Fill in your details below to get your free personalised mortgage report, including your maximum borrowing capacity, monthly payment breakdown, and government guarantee eligibility. You'll receive it instantly by email, and one of our advisors will follow up at no obligation.
This isn't just a number on a screen. After submitting your details, you receive a personalised mortgage report by email that includes:
Every figure is calculated from your specific inputs, your income, age, employment type, and any existing financial obligations.
Dutch lenders don't simply multiply your salary by a fixed number. The calculation follows government-set income norms that determine the maximum percentage of your gross income that can go toward housing costs. In 2026, this percentage varies by income bracket, typically between 28% and 35% for a single-income household.
That ceiling is then back-calculated using the current regulatory test interest rate over a 30-year term to produce your maximum mortgage figure.
Outstanding debts, student loans, car finance, credit card limits, directly reduce your available housing budget. Any registered credit history issues can further affect lender decisions regardless of what the calculation shows.
When buying a home in the Netherlands, you'll typically choose between two repayment structures.
With an annuity mortgage, your monthly payment stays fixed for the entire term. In the early years, most of that payment covers interest. Over time, the balance shifts toward repaying the principal. It's the most popular choice in the Netherlands for its predictability and simplicity.
With a linear mortgage, you repay a fixed portion of the loan each month, so your total monthly payment decreases over time as the outstanding balance falls. You pay more in the early years, but significantly less in total interest over the life of the loan.
Your personalised report includes a side-by-side cost comparison of both options based on your specific mortgage amount, so you can see the actual difference before speaking to an advisor.
If your mortgage falls within the NHG limit of €435,000 in 2026, you're likely eligible for the National Mortgage Guarantee. This government-backed scheme gives lenders more security, and in return, they typically offer a 0.2–0.6% interest rate discount, which adds up to tens of thousands of euros over a full term.
NHG also provides a safety net if you can no longer meet repayments due to job loss, divorce, or disability. There is a one-time guarantee fee of 0.6% of the mortgage amount paid at the start, but for most buyers the interest saving more than covers it.
Your calculator report will confirm whether your mortgage qualifies.
Yes. The calculator is built for expats and international employees working in the Netherlands, not just Dutch nationals.
One important nuance: if you benefit from the 30% tax ruling, most lenders assess your borrowing capacity based on your base salary only, not the tax-free allowance on top. This can meaningfully reduce your maximum mortgage compared to what you might expect. It's one of the reasons getting independent mortgage advice matters, the rules differ per lender and per situation.
Expats on permanent or indefinite contracts are generally treated the same as Dutch nationals. Those on temporary contracts may face additional requirements depending on the lender.
The calculator gives you a reliable starting point,not a guaranteed mortgage offer. Your actual mortgage will also depend on the lender's internal credit policies, the property's energy label, and factors like ground lease arrangements. Interest rates move too, and even a 0.5% shift changes your monthly payment meaningfully over 30 years.
Use the report to orient yourself. Once you have it, an FCH advisor will give you a precise picture based on your complete financial profile, and compare real offers from multiple lenders on your behalf.
This depends on your gross annual income, household situation, and any existing financial obligations. As a general indication, a single income of €50,000 qualifies for approximately €250,000–€260,000 based on 2026 government lending norms. Use the calculator above for your specific figure.
There is no fixed national maximum. Your limit is calculated from your income and the current regulatory test interest rate. The National Mortgage Guarantee limit in 2026 is €435,000.
Yes. Mortgage interest tax relief allows you to deduct interest payments from your taxable income each year, reducing your income tax bill. It applies to annuity and linear mortgages used for your primary residence.
An annuity mortgage has a fixed monthly payment throughout the term. A linear mortgage has a fixed monthly repayment of the principal, meaning your total payment decreases over time. The linear option costs less in total interest but requires higher payments in the early years.
Yes. Enter your employment type and income as normal. If you're on the 30% ruling, note that your borrowing capacity will be based on your base salary. Our advisors can give you a precise calculation during a free consultation.
