How Much Can I Borrow for a Mortgage in the Netherlands?

In the Netherlands, the maximum mortgage you can obtain is governed by strict lending rules set by the Dutch government and enforced by the AFM (Authority for the Financial Markets). These rules are designed to prevent over-borrowing and protect homebuyers from financial distress.

The primary factor is your gross annual income. Dutch lenders typically apply a multiplier of approximately 4.5 times your gross income to determine your maximum borrowing capacity. This multiplier can vary slightly depending on the current interest rate environment — when rates are lower, the multiplier may increase slightly, and vice versa.

For dual-income households, lenders use 100% of the highest salary plus 80% of the lower salary. This rule was updated in recent years to allow couples to borrow more, reflecting the reality that both partners contribute to household income. For example, if one partner earns €80,000 and the other earns €50,000, the calculation would be: €80,000 + (€50,000 × 0.80) = €120,000 total qualifying income.

The NHG (Nationale Hypotheek Garantie) plays a significant role for mortgages up to €450,000 in 2026. With NHG, you typically receive a lower interest rate (0.1-0.4% discount), which effectively increases your borrowing capacity. The NHG acts as a safety net — if you can't pay your mortgage due to circumstances beyond your control (such as job loss or divorce), the guarantee covers the remaining debt.

For expats with the 30% ruling, the impact on borrowing capacity is substantial. Since lenders calculate your mortgage based on your full gross salary (before the 30% tax-free allowance is applied), your effective borrowing power increases significantly. This is one of the major financial advantages of the 30% ruling for property purchases. Learn more about how this works in our expat mortgage guide.

The energy label of a property also affects how much you can borrow. Properties with an A or B energy label allow for additional borrowing capacity, as lower energy costs mean more income available for mortgage payments. Use our mortgage calculator for a detailed breakdown.