Mortgage rates in the Netherlands for January 2026 are competitive, with expats having access to the same rates as Dutch nationals. This guide explains current rates, factors that affect your personal rate, and how to secure the best deal.
Rate Information Notice
Mortgage rates change frequently. The rates mentioned below are indicative for January 2026. For current personalized rates, contact our advisors or use our mortgage calculator.
Current Mortgage Rates (January 2026)
Indicative rates for annuity mortgages from major Dutch lenders:
| Fixed Period | Standard Rate | With NHG |
|---|---|---|
| 10 years | 3.8% - 4.2% | 3.6% - 4.0% |
| 15 years | 3.9% - 4.3% | 3.7% - 4.1% |
| 20 years | 4.0% - 4.4% | 3.8% - 4.2% |
| 30 years | 4.2% - 4.6% | 4.0% - 4.4% |
Rates are indicative and depend on individual circumstances. NHG = National Mortgage Guarantee (see below).
Factors That Affect Your Rate
1. Loan-to-Value (LTV) Ratio
The lower your LTV, the better your rate. If you're borrowing 80% of the property value instead of 100%, you'll typically get a 0.1-0.2% lower rate.
2. NHG (National Mortgage Guarantee)
If your mortgage is under €450,000 (2026 limit), you can get NHG. This government-backed guarantee typically results in 0.15-0.3% lower rates. Learn more in our NHG guide.
2026 NHG limits:
- Standard: €450,000
- With energy improvements: €477,000
3. Fixed Rate Period
Longer fixed periods typically have slightly higher rates. Popular choices:
- 10 years: Most popular, good balance of security and rate
- 20 years: Maximum certainty, slightly higher rate
- 30 years: Lifetime rate lock, highest rate but no future uncertainty
4. Energy Label
Some banks offer discounts (0.05-0.1%) for energy-efficient homes (label A or better).
5. Bank Competition
Rates vary between lenders. Working with a mortgage advisor who compares multiple banks can save you thousands over the mortgage term.
Do Expats Pay Higher Rates?
No! As an expat in the Netherlands, you're entitled to the same rates as Dutch nationals. Your rate depends on the factors above, not your nationality.
However, not all banks work with expats equally. Some have more experience and may offer better service or be more flexible with documentation. Working with expat mortgage specialists ensures you access all available options.
How to Get the Best Rate
- 1Compare multiple lenders
Rates can differ by 0.3-0.5% between banks. Over 30 years, this adds up to tens of thousands of euros.
- 2Get NHG if eligible
The 0.6% one-time fee pays for itself through lower rates in about 2-3 years.
- 3Consider a larger down payment
If you have savings beyond the required buying costs, using them to lower your LTV can reduce your rate.
- 4Lock the rate early
Most banks allow you to lock your rate for 3-6 months while house hunting. This protects against rate increases.
- 5Work with a mortgage advisor
Advisors have access to all lenders and often get better rates than you could get applying directly.
Fixed vs Variable Rates
In the Netherlands, almost everyone chooses fixed-rate mortgages. Variable rates are rarely competitive compared to 10-year fixed rates, and most Dutch homeowners prefer payment certainty.
When Rates Are Locked
Your mortgage rate is typically locked when:
- Pre-approval: Some banks lock rates during pre-qualification (3-6 months)
- Full application: Rates locked when you submit your complete application
- Mortgage offer: Rate confirmed in the binding offer
If rates drop between locking and completion, most banks will give you the lower rate. If rates rise, you keep your locked rate.
Impact of Rate Differences
Even small rate differences matter over 30 years:
| Mortgage Amount | 0.25% Rate Difference | Over 30 Years |
|---|---|---|
| €300,000 | ~€40/month | ~€14,400 |
| €400,000 | ~€53/month | ~€19,200 |
| €500,000 | ~€67/month | ~€24,000 |
Get Your Personalized Rate
Rates depend on your specific situation. Let us find the best rate for you.
Jan van der Berg
Founder & Lead Mortgage Advisor
Jan is the Founder and Lead Mortgage Advisor at Expat Mortgage Pro. With 15 years in Dutch mortgage advisory, he built the company to serve the expat community.