Mortgage Calculator Netherlands — Calculate Your Dutch Mortgage (2026)
Calculate your maximum mortgage, monthly payments, and buying costs in the Netherlands. Works for both Dutch residents and expats — including 30 % ruling support.
Your Income
Tax benefit for skilled international workers
Property Details
Mortgage Terms
Your Dutch Mortgage Results
Based on Dutch lending criteria and your inputs
Maximum Mortgage
€ 279.000
NHG EligibleMonthly Payment
Gross Payment
€ 1.364
Net Payment*
€ 1.075
*After estimated tax deduction of € 290/month
Loan-to-Value Ratio
69.8%
Buying Costs
Insufficient Funds
You need € 111.000 more in savings
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Important Notes
Your mortgage qualifies for NHG (National Mortgage Guarantee), which typically offers 0.15-0.3% lower interest rates.
Disclaimer
This calculator provides an estimate based on general Dutch mortgage guidelines. Actual borrowing capacity depends on your complete financial situation, chosen lender, and current market conditions.
Calculations are reviewed by our AFM-registered mortgage advisors. For an accurate, personalized quote, please schedule a free consultation.
Tips for Your Situation
Expat / International
New to the Netherlands
- Toggle '30% Ruling' if you have this tax benefit
- Use your Dutch gross salary (including 8% holiday allowance)
- Temporary contracts are accepted by many lenders
- Some banks specialize in expat mortgages with better terms
How to Calculate Your Mortgage in the Netherlands
Dutch banks use strict, government-regulated lending norms to determine how much you can borrow. Understanding these rules helps you prepare — whether you're a Dutch citizen or an expat buying your first home.
The 4.5× Gross Income Rule
As a rule of thumb, Dutch banks allow you to borrow roughly 4.5 times your gross annual income. The exact multiplier varies by interest rate and lender.
- Permanent contract: highest multiplier
- Temporary contract: slightly lower, varies by bank
- Self-employed: based on 3-year average profit
Dual-Income Calculation
Buying with a partner? Banks take 100 % of the highest salary and up to 80 % of the second salary into the calculation — significantly increasing your borrowing capacity.
Learn more about how the process works in our step-by-step guide.
NHG Limit 2026: €450,000
The Nationale Hypotheek Garantie (NHG) is available for mortgages up to €450,000 in 2026 (€477,000 with energy-efficient improvements). The one-time premium is 0.6 % of the mortgage amount, typically earning you a 0.15 – 0.3 % lower interest rate.
Transfer Tax 2026
The standard transfer tax (overdrachtsbelasting) is 2 % of the purchase price. First-time buyers aged 18 – 35 purchasing a property up to €525,000 to live in themselves pay 0 % — saving up to €10,500.
Energy Labels & Extra Borrowing Capacity
Properties with a good energy label (A or higher) or planned energy-efficient renovations allow you to borrow extra on top of the standard income norm. This can add €9,000 – €20,000+ to your maximum mortgage, depending on the improvements. It also raises the NHG limit from €450,000 to €477,000. Read more about how much you can borrow as an expat.
Current Mortgage Interest Rates Netherlands 2026
Below are indicative mortgage interest rates for the Netherlands in early 2026. Actual rates depend on your LTV ratio, NHG eligibility, fixed-rate period, and personal profile.
| Fixed-Rate Period | Indicative Rate | Monthly Payment* | Best For |
|---|---|---|---|
| Variable | ~3.5 % | €1,520 | Short-term residents, risk-tolerant buyers |
| 10-year fixed | ~3.8 % | €1,560 | Most popular choice in the Netherlands |
| 20-year fixed | ~4.1 % | €1,610 | Long-term certainty seekers |
| 30-year fixed | ~4.3 % | €1,640 | Maximum payment stability |
* Based on a €350,000 annuity mortgage, 30-year term. Gross monthly payments — net payments are lower due to tax deduction (hypotheekrenteaftrek).
Expat surcharge: Some lenders add a 0.1 – 0.3 % premium for expats or temporary contracts. Working with an expat mortgage specialist helps you avoid these surcharges by matching you with expat-friendly lenders.
Mortgage Types in the Netherlands
The Netherlands offers three main mortgage types. Since 2013, only annuity and linear mortgages qualify for tax deduction on new loans. Learn the differences to choose the right structure for your situation.
Annuity Mortgage
- Equal monthly payments over 30 years
- Interest portion decreases over time
- Interest is fully tax-deductible
- Predictable budgeting — ideal for most buyers
Linear Mortgage
- Fixed principal + decreasing interest
- Higher payments initially, lower later
- Less total interest paid over 30 years
- Interest is fully tax-deductible
Interest-Only
- Only pay interest, no principal repayment
- Maximum 50 % of property value
- No tax deduction on new interest-only loans
- Only suitable in combination with other types
For a detailed comparison of all mortgage structures, read our guide on Dutch mortgage rules explained.
Buying Costs in the Netherlands (Kosten Koper)
On top of the purchase price, expect to pay 4 – 6 % in additional costs. Since 2022, these costs cannot be financed in the mortgage — you must pay them from your own savings.
| Cost | Amount | Notes |
|---|---|---|
| Transfer Tax (Overdrachtsbelasting) | 2 % or 0 % | 0 % for first-time buyers 18 – 35 (property ≤ €525,000) |
| Notary Fees (Notariskosten) | €1,000 – €1,500 | For transfer deed and mortgage deed |
| Mortgage Advisor Fee | €2,000 – €3,500 | AFM-registered, independent advice |
| Property Valuation (Taxatie) | €400 – €700 | Required by all Dutch lenders |
| Bank Guarantee (Bankgarantie) | €250 – €500 | Usually 10 % of purchase price guaranteed |
| NHG Premium (if applicable) | 0.6 % of mortgage | One-time, for mortgages ≤ €450,000 |
Dutch Mortgage Calculator FAQ
Common questions about mortgages and buying property in the Netherlands.
Last reviewed: January 30, 2026 by Hans van der Berg, AFM-Registered Mortgage Advisor · Wft Certified · 15+ years experience
Read our calculation methodology · independence statement · editorial guidelines
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Related: Expat Mortgage Guide · Expat Calculator · Buyer Costs Calculator · Buying a House · Buy vs Rent · Dutch Mortgage Rules · FAQ · Contact