Skip to main content

Tax year 2026

Dutch Mortgage Calculator for Expats

Estimate how much you can borrow for a Dutch mortgage based on your gross income and the rate you can lock in. The NHG limit for 2026 is €470,000.

Saved scenarios

Save the current inputs as a named scenario to compare with another later (e.g. two job offers).

Indicative max borrowingNHG eligible
€322,500
€1,558.31 per month gross at 4,1%
Qualifying income€75,000
Affordability factor(based on rate)× 4.30
NHG limit€470,000
NHG premium (one-off)(0.4% of mortgage at closing)€1,290
Total interest over term(4,1%)€238,493

Effective monthly cost (year 1, after Dutch homeowner tax)

€1,181.64vs €1,558.31 gross

Your gross mortgage payment is reduced by the year-1 hypotheekrenteaftrek refund and lifted by the eigenwoningforfait. Real cash flow follows once you file your return; you can also request a voorlopige aanslag to receive the refund monthly instead.

Year-1 interest

€13,222

HRA refund (year 1)

+€4,966

Eigenwoningforfait tax

−€446

What this calculator does NOT include

The monthly payment shown is your gross mortgage cost. Your real monthly cost is lower because Dutch homeowners deduct mortgage interest from their income tax (hypotheekrenteaftrek), the two sections below explain how. Add the eigenwoningforfait (imputed rental value) on top before you compare to renting.

Hypotheekrenteaftrek, the mortgage interest deduction

On your primary residence, the mortgage interest you pay each year is deductible from your Box 1 income. In practice, the Belastingdienst refunds part of that interest at your top marginal rate, for most expats that's the 37.56% bracket, so a euro of interest costs you about 62 cents net.

Two conditions matter for new buyers:

  • The loan must be at least partly amortising (annuity or linear) over a maximum of 30 years. Interest-only mortgages no longer qualify for new purchases.
  • The deduction is taken at a maximum rate of 37.56% in 2026, even if you fall in the 49.5% top bracket. High earners get a slightly smaller benefit per euro of interest than the examples above suggest.

Eigenwoningforfait, the imputed rental value

Because you live in a home you own, the Dutch tax system treats you as if the home produced a small notional income. For 2026 the imputed value is roughly 0.35% of the WOZ value (the municipal valuation) for homes between €75k and €1.36m, capped higher above that. This amount is added to your Box 1 income before the mortgage interest deduction is applied.

On a €500,000 home with a €450,000 mortgage at 4.1%, the interest deduction is worth roughly €6,930 per year (37.56% of €18,450 of interest), and the eigenwoningforfait adds roughly €1,750 of taxable income. Net effect is still strongly positive for the homeowner, but it is not the full headline of the interest deduction.

The 30-year amortisation rule, plainly

For new mortgages, the deduction is only available if the loan fully amortises within 30 years on an annuity or linear schedule. You can still choose a 5, 10, 20, or 30-year fixed-rate term separately from the amortisation period, those are two different things. The fixed-rate term is how long your interest rate is locked; the amortisation period is how long until the loan is paid off.

Does the 30% ruling help me borrow more?

Generally no. Dutch banks underwrite on your contractual gross salary, not your post-30% taxable amount. Some lenders make exceptions, but you should not assume the ruling boosts your borrowing power. It does of course improve your monthly cashflow once you own the home.

NHG (Nationale Hypotheek Garantie)

NHG is a state-backed guarantee that lowers your mortgage rate by roughly 0.4 to 0.6 percentage points and protects you if you cannot repay due to specific life events. It is only available below the NHG limit (€470,000 for 2026).

This estimate uses smoothed Nibud-style affordability factors. Real quotes depend on income type (permanent vs temp contract), partner's contract, debts, study loans, and lender policies.

Frequently asked questions

How much can I borrow in the Netherlands?
Most lenders cap your mortgage at roughly 4 to 5 times your gross annual income, with the exact factor depending on the rate you lock in (lower rates allow slightly higher multiples). Partner income is added in full for joint applications.
Does the 30% ruling let me borrow more?
Generally no. Banks underwrite on your contractual gross salary, not your post-30% taxable amount. A handful of brokers can negotiate exceptions; do not assume the ruling boosts your borrowing capacity.
What is the 2026 NHG limit?
€470,000 for a standard purchase, or €498,200 when the additional amount is fully spent on energy-saving measures. The one-time NHG fee is 0.4% of the mortgage amount.
Can expats get a Dutch mortgage?
Yes, but lenders typically require permanent residency or a stable contract (often a verklaring van werkgever or fixed-term arrangement). The 30% ruling is widely accepted as evidence of stable income for mortgage purposes.
Is it better to choose a 10 or 30-year fixed rate?
Longer fixed terms cost more in monthly payments but protect you against rate increases. Most expats stay 5 to 10 years on average; a 10-year fixed is the common middle ground.
Do I have to take a 30-year mortgage?
No. The 30 years refers to the maximum amortisation period for the mortgage interest deduction (hypotheekrenteaftrek). You can pick a 10, 20, or 30-year amortisation term, separate from the rate-fix period (which is how long the interest rate is locked).
What is hypotheekrenteaftrek?
The Dutch mortgage interest deduction. You can deduct interest on your primary-residence mortgage from your Box 1 income for up to 30 years, provided the loan is at least partly amortising (annuity or linear). Interest-only mortgages do not qualify for new buyers.
What is eigenwoningforfait?
An imputed rental value added to your Box 1 income because you live in your own home. For 2026 it's roughly 0.35% of the WOZ value of your property (the municipal valuation). It partially offsets the mortgage interest deduction.

Related guides