As an expat in the Netherlands, you can typically borrow 4-5 times your gross annual income—the same as Dutch residents. The exact amount depends on interest rates, your contract type, and any existing debts. Let's break down exactly how your maximum is calculated.
Quick answer: Use our Dutch mortgage calculator for a personalized estimate based on your specific income and situation.
The Basic Formula
Your maximum Dutch mortgage is determined by two limits:
- Income limit: Based on your gross annual salary × interest-rate-dependent multiplier
- Property limit: Maximum 100% of the property's appraised value
Your actual maximum is the lower of these two amounts.
Income Multipliers by Interest Rate
The multiplier changes based on current mortgage rates. Higher rates mean lower borrowing capacity because your monthly payments are higher.
| Interest Rate | Approximate Multiplier | €70,000 Income |
|---|---|---|
| 3.5% | ~5.0x | ~€350,000 |
| 4.0% | ~4.7x | ~€329,000 |
| 4.5% | ~4.4x | ~€308,000 |
| 5.0% | ~4.1x | ~€287,000 |
What Counts as Income?
With a Permanent Contract
- Base salary: 100%
- Holiday allowance (vakantiegeld): 100% (typically 8% of annual salary)
- 13th month (if guaranteed): 100%
- Regular bonuses: 50-100% (depends on documentation)
- Overtime: Only if structural and documented
With a Temporary Contract
Many banks accept temporary contracts, but may:
- Apply a 10-20% reduction to counted income
- Require minimum remaining contract duration (e.g., 6 months)
- Consider your sector stability
In practice, expats in stable sectors (tech, healthcare, finance) often get treated nearly the same as permanent employees. See our temporary contract guide.
Self-Employed (ZZP)
Income is calculated as the average profit over the last 2-3 years. Newer freelancers may have limited options. See our ZZP mortgage guide.
Partner Income: 100% Counts
Great news for couples: the Netherlands counts both incomes at 100%. No discounting of the second income like in some countries.
Example:
- Your income: €70,000
- Partner's income: €50,000
- Combined for mortgage: €120,000
- Estimated maximum (at 4% interest): ~€564,000
What Reduces Your Maximum?
Existing Debts
- Student loans (DUO): Reduces capacity by 0.45% of the original loan amount per month
- Personal/car loans: 2% of outstanding balance counts as monthly obligation
- Credit cards: Even unused credit limits may count against you
Alimony Payments
Regular alimony you pay reduces your counted income.
Age
If you're over 50, your maximum loan term may be shorter (based on pension age), which can reduce your maximum.
What Increases Your Maximum?
NHG (National Mortgage Guarantee)
If your mortgage is under €450,000 (2026 limit), NHG can reduce your interest rate by 0.15-0.3%, effectively increasing your borrowing capacity. Learn more in our NHG guide.
Energy-Efficient Homes
Some extra borrowing capacity is available for energy-efficient properties (energy label A or better).
Paying Off Debts
Eliminating existing debts before applying significantly increases your mortgage capacity.
Example Calculations
Single Income
- Gross income: €65,000
- Holiday allowance: €5,200
- Total: €70,200
- No debts
- Maximum (4% rate): ~€330,000
Dual Income
- Income 1: €75,000
- Income 2: €55,000
- Combined: €130,000
- Student loan: €25,000 original
- Maximum (4% rate): ~€545,000
The 30% Ruling Question
A common question: "Does the 30% ruling increase my mortgage?"
No, not directly. Mortgages are calculated on gross income, not net income. The 30% ruling increases your net income (what you take home), but your gross income—and therefore your mortgage capacity—stays the same.
However, the higher net income makes mortgage payments more affordable and helps you save faster for buying costs. Read our full 30% ruling guide.
Calculate Your Exact Maximum
Get a personalized estimate based on your income, debts, and situation.
Try Our Mortgage CalculatorNext Steps
- Calculate your maximum mortgage
- Estimate your buying costs
- Get a free pre-qualification from our expat specialists
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.