Dutch Mortgage Calculator 2026

Calculate your maximum Dutch mortgage for 2026 using the official NIBUD financing norms and the NHG (Nationale Hypotheek Garantie) limit. Enter your gross annual income, partner income if applicable, and the interest rate to see how much you can borrow.

How Dutch mortgage capacity is calculated

Dutch lenders use the NIBUD (Nibud Financieringslastpercentages) norms to determine how much of your income can go toward housing costs. For 2026, the maximum financing load varies by income level, ranging from roughly 22% for lower incomes to around 28% for higher incomes. These percentages are applied to your gross annual income (toetsinkomen) to determine the maximum monthly mortgage payment.

The maximum mortgage is then derived by dividing the maximum monthly payment by the annuity factor at the quoted interest rate over 30 years (the standard Dutch mortgage term). If you apply with a partner, both incomes are combined, with the lower income contributing at a reduced weighting.

NHG (Nationale Hypotheek Garantie)

NHG is a government-backed mortgage guarantee for homes purchased below the NHG limit. For 2026, the NHG limit is €450,000 (or €477,000 for energy-saving improvements). NHG mortgages typically come with a 0.4% lower interest rate, as lenders consider them lower risk. First-time buyers and existing homeowners can both use NHG if they meet the income and purchase price requirements.

What this calculator does not include

The mortgage capacity calculator gives a directional estimate based on income and rate. It does not account for existing debts, student loans, or other financial obligations that a lender will also factor in. Always verify with a hypotheekadviseur before making an offer on a property.

Frequently asked questions

What is the NIBUD norm for Dutch mortgages?

NIBUD (Nationaal Instituut voor Budgetvoorlichting) is the Dutch institute that sets the financing norms used by all Dutch lenders. The norms specify the maximum percentage of gross income that can be spent on housing costs, updated each year. All regulated Dutch mortgage providers are required to use these norms.

What is the NHG limit in 2026?

The NHG limit for 2026 is €450,000 (or €477,000 if the purchase includes energy-saving improvements). NHG mortgages typically come with a 0.4% lower interest rate because lenders consider them lower risk, backed by the Stichting Waarborgfonds Eigen Woningen.

Can I borrow more than the NIBUD maximum?

In most cases, no. Regulated lenders cannot exceed the NIBUD maximum without strong written justification. Exceptions exist for energy-efficient homes and buy-to-let properties, which are assessed differently. Always verify with a mortgage advisor (hypotheekadviseur).

Does the 30% ruling affect my Dutch mortgage capacity?

It depends on the lender. Some accept the 30% ruling income for mortgage purposes; others do not, especially if the ruling has fewer than three years remaining or has recently started. Check with your lender or mortgage advisor.

Related calculators

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• Tax Return Calculator — Include mortgage interest deduction in your annual Box 1 refund estimate.