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.

Note: Dutch banks underwrite on your contractual gross. The 30% ruling does not increase your borrowing capacity in this model.

Indicative max borrowingNHG eligible
€322,500
€1,558.31 per month at 4,1%
Qualifying income€75,000
Affordability factor(based on rate)× 4.30
NHG limit€470,000
Total interest over term(4,1%)€238,493

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.

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