Mortgage Calculator Netherlands: How Much Can I Borrow?

Dutch lenders cap your mortgage by a legal affordability test: a set percentage of your gross income (the financieringslastpercentage, from the 2026 Nibud table) may go on gross mortgage payments, calculated as a 30-year annuity. On a € 65.000 income with a 10-year fixed rate of 3.9%, that works out to about € 279.900 for a single buyer, including the € 17.000 single-applicant allowance. The loan also can't exceed 100% of the home's value.

Because a Dutch mortgage can't exceed 100% of the home's value, buying costs come out of your savings. The biggest is usually transfer tax (overdrachtsbelasting): 2% of the price for a home you will live in. Buyers aged 18 to 34 who haven't used the exemption before pay 0% on a home worth up to €555,000 in 2026. On top of that come the notary, valuation and mortgage advice fees, plus the 0.4% NHG fee if you use NHG.

If your fixed-rate period is shorter than 10 years, the lender must test your mortgage at the AFM toetsrente, which has been 5% in every quarter of 2026 so far, or at your offered rate if that is higher. With a fixed period of 10 years or more, your actual offered rate is used, which is why a 10-year fix usually lets you borrow more.

Yes. Since 2024 a second income counts for 100%. For couples the financing percentage is looked up for the combined income, so two incomes of € 55.000 and € 40.000 at 3.9% for 10 years allow roughly € 434.700. The € 17.000 single-applicant allowance does not apply to couples.

Lenders count the monthly amount you actually repay to DUO, grossed up by a factor that depends on the test rate (1.20 at a 3.9% rate, 1.30 at 5%). That grossed-up amount is taken off your allowed monthly housing cost. A €150 monthly DUO repayment cuts the maximum for a € 65.000 single buyer from € 279.900 to about € 241.800.

The Nationale Hypotheek Garantie cost limit is € 470.000 in 2026, or € 498.200 if the loan includes energy-saving measures. NHG loans usually get a lower interest rate in exchange for a one-off 0.4% guarantee fee.

Yes. The 2026 rules let lenders leave an extra amount out of the income test depending on the energy label: for an existing home €20,000 for label E to G (to spend on improvements), €15,000 for C or D and €10,000 for A to A++. New-build homes get up to €40,000 for A++++ with a 10-year energy performance guarantee.

It applies the official 2026 lending rules as PayMetric's own model: the Nibud financing table, the test-rate rules, the student-loan factors and the energy-label amounts. Banks may deviate in individual cases, count income differently (for example variable pay or self-employed income) and add their own criteria, so treat the result as an estimate and confirm it with a mortgage adviser.