"How much mortgage can I get in the Netherlands?" It's the first question everyone asks when considering buying a home. This comprehensive guide explains exactly how your maximum mortgage is calculated, and what you can do to maximize it.
For a quick estimate, try our Dutch mortgage calculator. Read on for the complete explanation.
The Basic Formula
Your maximum mortgage in the Netherlands is determined by two limits:
- Income limit: Based on your gross annual income and current interest rates
- Property limit: Maximum 100% of the property's value (LTV)
Your actual maximum is the lower of these two amounts.
Income-Based Maximum
The Dutch government publishes annual "woonquote" tables that specify exactly what percentage of your income can go toward housing costs. Banks use these tables to calculate your maximum mortgage.
General Income Multipliers
As a rough guide, you can typically borrow:
- Single income: 4.0-5.0x your gross annual salary
- Dual income: 4.0-5.0x your combined gross salaries
The exact multiplier depends on the current interest rate. Higher rates mean lower multipliers, and vice versa.
Example Calculations
| Annual Income | At 4% Interest | At 5% Interest |
|---|---|---|
| €50,000 | ~€235,000 | ~€205,000 |
| €70,000 | ~€330,000 | ~€285,000 |
| €100,000 | ~€470,000 | ~€410,000 |
| €150,000 | ~€705,000 | ~€615,000 |
These are estimates. Use our mortgage calculator for the Netherlands for a more precise calculation based on your specific situation.
The 100% LTV Rule
In the Netherlands, you can borrow up to 100% of the property's appraised value. This is different from many countries where you need a significant down payment.
Important: The 100% limit is based on the official valuation (taxatierapport), not the purchase price. If you pay more than the appraised value (common in competitive markets), you'll need to cover the difference from savings.
What Reduces Your Maximum?
Several factors can reduce how much you can borrow:
Existing Debts
- Student loans: DUO loans reduce capacity by 0.45% of the original loan amount per month
- Car loans, personal loans: Counted at 2% of outstanding balance per month
- Credit card limits: Even unused credit limits may count against you
- Alimony: Regular payments reduce your counted income
Age
If you're over 50, your maximum loan term may be reduced (pension age minus current age), which can lower your maximum mortgage.
Contract Type
Temporary contracts and self-employment may result in banks applying a reduction to your counted income.
What Increases Your Maximum?
You can potentially increase your mortgage capacity by:
- Adding partner income: Both incomes count 100%
- Paying off debts: Especially high-interest consumer debt
- Getting a permanent contract: If you're currently on temporary
- Energy-efficient homes: Some extra capacity for energy-efficient properties
- NHG: Mortgages under €450,000 (2026) with NHG get lower rates, increasing capacity. See our NHG guide
Don't Forget: You Need Savings Too
Even though you can borrow 100% of the property value, you need your own money for:
- Transfer tax: 2% of purchase price (0% for first-time buyers under 35 for homes ≤€510,000)
- Notary fees: €1,000-€2,000
- Mortgage advisor fees: €2,000-€3,500
- Valuation (taxatie): €500-€800
- Bank fees: ~€750
Budget at least 4-6% of the property value in savings for these costs.
Calculate Your Maximum Now
Use our Dutch mortgage calculator to see exactly how much you can borrow based on your income, debts, and property goals.
Calculate Your Maximum MortgageNext Steps
- Use our mortgage calculator for an initial estimate
- Gather your financial documents
- Schedule a free consultation with our advisors for a precise calculation
- Get pre-approved before house hunting
Hans van der Berg
Senior Mortgage Advisor, AFM Certified
Hans is a Senior Mortgage Advisor with over 12 years of experience helping expats secure mortgages in the Netherlands. He is AFM-certified and specializes in complex income situations.