In English
Mortgage calculator Netherlands: how much can you borrow?
Estimate your maximum mortgage in the Netherlands in two minutes, based on your income and the 2026 lending standards.
- 2026 lending standards
- One or two incomes
- Free, no sign-up
Short answer: This mortgage calculator for the Netherlands shows the maximum you can borrow based on your gross income, your fixed monthly debts and the Dutch lending standards for 2026. You can borrow up to 100% of the home value, or up to 106% if the extra part goes to energy-saving measures. Buyer’s costs such as transfer tax come on top and are paid from savings.
Calculate your maximum mortgage
Enter your gross annual income, your partner’s income if you are buying together, and any fixed monthly debts such as a student loan or personal loan. The calculator itself is in Dutch: bruto jaarinkomen means gross annual income, partner is your partner’s income and maandlasten are monthly payments. The result appears instantly.
Vul je gegevens in; de uitkomst verschijnt direct.
Indicatie op basis van een vereenvoudigde benadering van de leennormen 2026, een annuïteitenhypotheek met een looptijd van 30 jaar en maximaal 100% van de woningwaarde. Je werkelijke maximale hypotheek hangt af van je volledige situatie; een adviseur rekent dit precies voor je uit.
How much can you borrow on your income? (2026)
Indication based on a simplified version of the 2026 lending standards, an interest rate of 4% and an annuity mortgage over 30 years. The last column shows the effect of a student loan with a monthly payment of €150 to DUO.
| Gross annual income | Maximum mortgage | Monthly payment (gross) | With €150 student loan |
|---|---|---|---|
| €40,000 | €180,000 | €859 | €148,000 |
| €50,000 | €229,000 | €1,093 | €197,000 |
| €60,000 | €279,000 | €1,332 | €248,000 |
| €70,000 | €327,000 | €1,561 | €295,000 |
| €80,000 | €374,000 | €1,786 | €343,000 |
| €100,000 | €471,000 | €2,249 | €439,000 |
| €120,000 | €567,000 | €2,707 | €536,000 |
Buying together? Add both incomes and use the total; since 2024 a second income counts in full. The amounts above are an indication: your real maximum depends on the lender, your contract and your residence status. Read more in our expat mortgage guide.
Monthly payment: how an annuity mortgage works
Most Dutch mortgages are annuity mortgages (annuïteitenhypotheek): you pay the same gross amount every month during the fixed-rate period. At first most of it is interest, later most of it is repayment. A linear mortgage (lineaire hypotheek) repays a fixed amount each month, so payments start higher and fall over time.
| Mortgage | Monthly payment at 4% | Monthly payment at 4.5% |
|---|---|---|
| €200,000 | €955 | €1,013 |
| €300,000 | €1,432 | €1,520 |
| €400,000 | €1,910 | €2,027 |
| €500,000 | €2,387 | €2,533 |
These are gross amounts over 30 years. Your net costs are lower if you can deduct mortgage interest: see mortgage interest deduction. Current rates are on our Dutch page with mortgage rates.
How the Dutch mortgage calculator works
Dutch lenders cannot lend any amount they like. They follow lending standards that the government sets every year on the advice of Nibud, the national budget information institute. These standards determine which share of your income may go to housing costs. That share is called the housing cost ratio (woonquote).
Assessment income
The lender takes your fixed gross annual income, including holiday allowance and fixed extras. If you buy together, both incomes count in full.
Housing cost ratio
Your income and the test rate lead to a ratio. That gives the monthly amount you may spend on interest and repayment.
Back to a loan amount
From that monthly amount the calculator works back to the loan you can afford, after first deducting fixed obligations such as student debt or other loans.
Check against the home value
You can borrow at most 100% of the market value. The lower of the income limit and the value limit is your maximum mortgage.
In 2026 most people can borrow slightly more than a year earlier, because incomes have risen. The full background is explained on our Dutch page about the lending standards for 2026.
What determines how much you can borrow in the Netherlands
| Factor | Effect on your maximum mortgage |
|---|---|
| Gross income | A higher income means a higher loan. At higher incomes a larger share may go to housing costs. |
| Second income | Since 2024 a partner’s income counts in full. |
| Interest rate | A higher rate means more of your budget goes to interest, so you can borrow less. See current mortgage rates (in Dutch). |
| Student debt | Since 2024 the actual monthly payment to DUO counts, not the original amount borrowed. |
| Other loans and lease | A personal loan, overdraft or private car lease reduces what you can borrow. |
| Alimony | Child support you receive does not count as income; partner alimony you pay lowers your borrowing capacity. |
| Energy label | With label E, F or G you may borrow €20,000 extra for sustainability improvements; with A+++ €25,000 and with A++++ €30,000 extra (€40,000 with an energy performance guarantee). |
For expats a few extra points apply. Lenders want to see a BSN and, for non-EU nationals, a valid residence permit. Income paid from abroad or in another currency is not accepted by every lender, and lenders treat the 30% ruling in different ways. The calculator cannot see these details, so treat the result as a first indication. Our English guide to getting a mortgage in the Netherlands explains them in more detail.
Worked example: what you need on top of the mortgage
Suppose your income allows a loan of €400,000 and you buy an existing home for €400,000. The mortgage covers the purchase price, but not the buyer’s costs. The table shows how the main costs differ per situation in 2026.
| Situation | Maximum loan (100%) | Transfer tax | NHG fee (0.4%) |
|---|---|---|---|
| Buyer aged 30, will live in the home (starter exemption) | €400,000 | €0 | €1,600 |
| Buyer aged 40, will live in the home | €400,000 | €8,000 (2%) | €1,600 |
| New-build home, sold free on name | €400,000 | €0 (included in price) | €1,600 |
| Home with energy label E, €20,000 for improvements | €420,000 | €0 or €8,000 | €1,680 |
On top of this come the notary, a valuation and mortgage advice. A full advice process usually costs between €2,000 and €3,500 (indication) and is tax-deductible for your own home. NHG is optional: the loan must stay within €470,000 in 2026, or €498,200 with energy-saving measures. Calculate your full budget with the buyer’s costs calculator and check the transfer tax calculator (both in Dutch).
Good to know: the starter exemption applies once, to buyers aged 18 to 35, for a home up to €555,000 that you will live in yourself.
Mortgage repayment calculator: from loan to monthly payment
Knowing your maximum is step one; step two is the monthly payment. With an annuity mortgage your gross monthly payment is fixed during the fixed-rate period and is calculated as M = L × i / (1 − (1 + i)−n), where L is the loan, i the monthly interest rate and n the number of months. With a linear mortgage you repay L / n each month plus interest on the remaining balance, so payments start higher and then fall.
Your net payment is lower than the gross amount because of mortgage interest relief, at a maximum rate of 37.56% in 2026. See your gross and net payments with the monthly payments calculator, or compare both repayment types with the annuity vs linear calculator (in Dutch).
Why your real maximum can differ
A calculator applies the standards; a lender applies its own policy on top. Lenders differ in how they assess temporary contracts, self-employed income, foreign income and residence permits. The actual rate you are offered also changes the outcome. An independent adviser compares dozens of lenders and knows which ones fit your situation. Nationale Hypotheek does not give advice itself: we connect you with affiliated, independent advisers licensed by the AFM. Read how it works (in Dutch).
Frequently asked questions about the mortgage calculator
How much can I borrow for a mortgage in the Netherlands?
That depends on your gross income, fixed debts, the interest rate and the value of the home. You borrow at most 100% of the home value, or up to 106% for energy-saving measures. The calculator above gives a first estimate.
Is the result of the calculator binding?
No. It is an indication based on the 2026 lending standards. The final amount depends on the lender’s own criteria and the rate on the day of your application.
Why is the calculator in Dutch?
The calculator is shared with our Dutch pages. The key terms are explained above, and an adviser can go through the result with you in English.
Does the calculator include buyer’s costs?
No. It shows the maximum loan. Buyer’s costs, roughly 2% to 6% of the purchase price, are usually paid from your own savings.
Can I use the calculator if I have the 30% ruling?
Yes, enter your gross salary. Lenders handle the ruling in different ways, so ask an adviser how it affects your maximum mortgage.
Last updated: