Current Mortgage Interest Rates Netherlands 2026 — Expat Guide
Compare indicative Dutch mortgage rates across fixed-rate periods, understand NHG discounts, and learn how to secure the best rate as an expat.
Dutch Mortgage Interest Rates — January 2026
Indicative rates based on an annuity mortgage, 100 % LTV. Your personal rate depends on your profile, lender, and NHG eligibility.
| Fixed-Rate Period | With NHG | Without NHG | Notes |
|---|---|---|---|
| 1-year fixed | 3.2 % | 3.5 % | Lowest entry rate, resets annually |
| 5-year fixed | 3.4 % | 3.7 % | Good short-to-mid-term option |
| 10-year fixed | 3.5 % | 3.8 % | Most popular in the Netherlands |
| 15-year fixed | 3.7 % | 4.0 % | Balance of stability and cost |
| 20-year fixed | 3.8 % | 4.1 % | Long-term payment certainty |
| 30-year fixed | 4.0 % | 4.3 % | Maximum stability, highest rate |
Disclaimer: These rates are indicative and updated monthly. Actual rates vary by lender, LTV ratio, and personal profile. Expats may face a 0.1 – 0.3 % surcharge at some lenders.
Use our mortgage calculator to see what these rates mean for your monthly payments.
How Dutch Mortgage Interest Rates Work
Understanding what drives mortgage rates helps you time your purchase and negotiate better terms.
ECB & Capital Markets
Dutch mortgage rates are closely tied to the European Central Bank (ECB) refinancing rate and eurozone government bond yields. When the ECB raises rates, mortgage rates typically follow within weeks. The ECB currently maintains a cautious stance in early 2026, with markets pricing in gradual easing later in the year.
Risk Pricing & LTV
Lenders add a risk margin on top of the base rate. Your Loan-to-Value (LTV) ratio is the biggest factor: borrowing 90 % of the property value typically gets you a 0.1 – 0.2 % better rate than 100 % LTV. Having NHG further reduces risk for the lender, unlocking the best rates.
Fixed-Rate Period
Longer fixed-rate periods carry higher rates because the lender absorbs more interest-rate risk. A 10-year fixed rate is the most popular choice in the Netherlands, offering a balance between certainty and cost. You can refinance when your fixed period ends.
Expat Risk Surcharges
Some Dutch banks add a 0.1 – 0.3 % surcharge for expats due to perceived "flight risk" — the chance you leave the Netherlands. Not all lenders do this, and an expat mortgage specialist can match you with lenders who don't.
Fixed vs Variable Rate Mortgages
Choosing between fixed and variable rates is one of the most important mortgage decisions.
Fixed Rate (Vaste Rente)
- Payment certainty for 10, 20, or 30 years
- Protected against rate increases
- Easier to budget long-term
- Higher initial rate than variable
- Early repayment penalties may apply
- Miss out if rates drop significantly
Variable Rate (Variabele Rente)
- Lowest initial interest rate (~3.5 %)
- No early repayment penalties
- Benefits from rate decreases immediately
- Payments can increase unexpectedly
- Harder to budget with uncertainty
- Higher risk in rising rate environments
Expat tip: If you're unsure how long you'll stay in the Netherlands, a variable or 5-year fixed rate keeps your options open without heavy penalties.
NHG Rates vs Regular Rates
The Nationale Hypotheek Garantie (NHG) is one of the most powerful tools for getting a lower mortgage rate in the Netherlands.
What is NHG?
- Government-backed mortgage guarantee
- Available for mortgages up to €450,000 (2026)
- €477,000 limit with energy-efficient improvements
- One-time premium of 0.6 % (tax deductible)
NHG Rate Discount
- Typically 0.3 – 0.5 % lower interest rate
- On a €350k mortgage: saves €40 – €70/month
- Over 30 years: €15,000 – €25,000 total savings
- Protection if you can't pay (divorce, job loss)
NHG is available to expats under the same conditions as Dutch citizens. Learn more in our NHG guide.
Tips for Getting the Best Mortgage Rate as an Expat
1. Compare Multiple Lenders
Don't just go to your bank. Rates can differ by 0.3 – 0.5 % between lenders. An independent mortgage advisor compares 100+ lenders to find the best deal for your profile.
2. Improve Your LTV Ratio
The more savings you bring, the lower your LTV — and the better your rate. Even going from 100 % to 95 % LTV can save 0.1 – 0.2 % on your interest rate.
3. Use NHG When Possible
If your mortgage is under €450,000, NHG almost always pays for itself through the lower rate. The 0.6 % premium is usually recovered within 2 years.
4. Get Professional Advice
An AFM-registered expat mortgage advisor knows which lenders don't charge expat surcharges and can negotiate better terms on your behalf.
Read our complete guide: how the mortgage process works · best mortgage rates for expats
Mortgage Rates FAQ
Last reviewed: January 30, 2026 by Hans van der Berg, AFM-Registered Mortgage Advisor · Wft Certified
Get Your Personal Rate Quote
Our AFM-registered advisors compare rates from 100+ Dutch lenders to find the best deal for your situation. Free, no-obligation consultation.