Mortgage affordability — can I buy this house?
Give your income + savings + debts. Get the maximum mortgage (NHG or not), monthly payment, and how it shifts with +1% interest.
Maximum mortgage — what can you actually borrow?
Income-based estimator using Nibud-style multipliers. Adjust for rate, NHG eligibility, and DUO student debt.
Expected interest rate (10-yr fixed) 4.20%Lower rate = higher max mortgage. Currently ~4-5% in NL.
Maximum mortgage€0estimated for 2026
Max house price (incl. ~5% k.k.)€0
Monthly payment€0
Closing costs (k.k.)€0
How we got there
- Combined gross income€0
- × Affordability factor (rate-adjusted)×0
- Pre-DUO maximum€0
- − DUO impact− €0
- Maximum mortgage€0
Indicative model. Banks use full Nibud financieringslast tables (rate + age + income bands) — this estimator simplifies to a multiplier. For an actual offer: 3 bank quotes + independent mortgage advisor.
In short
Maximum mortgage in the Netherlands 2026 depends on three limits — the bank picks the lowest. (1) Income limit: Nibud financing-burden tables. At €55,000 gross + partner €30,000 + 4% interest + 30 yrs = ~€380,000 max mortgage (provided no debts). (2) Home-value limit: max 100% of market value or valuation value, lower one counts. Asking price > valuation? Pay the difference yourself. (3) NHG limit: €435,000 in 2026 (€461,100 with energy-saving measures). Under NHG: lower interest (~0.3% discount), possible debt forgiveness on payment problems. Student debt: counts only partially — a €100/month repayment costs about €25,000 mortgage room. How much you really need: market value + 5-6% closing costs (notary + broker + valuation + bank guarantee). On €400k home: ~€22,000 extra equity for closing. 2026 rule of thumb: single income €55k no debt = ~€255k mortgage + need €13k equity; joint income €85k = ~€380k + €20k equity. Important: bank offer is not buying advice. Always calculate the monthly payment at +1% interest — at rate-period renewal that can be significant.
You enter
- Gross income applicant — Fixed annual salary (employment). For ZZP: 3-year average profit (some banks accept 2-year).
- Gross income partner (optional) — On joint purchase. Counts at 50/50 or actual split.
- Student debt DUO — Monthly repayment. Reduces mortgage room by ~250× monthly payment.
- Other debts + subscriptions — Personal loan, revolving credit, postpaid phone, lease car. BKR check is firm.
- Own savings — Available for closing costs + possible equity + emergency reserve.
- House price — Asking price or (lower) offer. Below NHG limit €435,000 = interest-rate advantage.
- Mortgage rate (10-yr fixed) — Market 2026: ~3.8-4.5%. Compare multiple banks for your situation.
You get back
- Max mortgage with NHG — Based on income + Nibud table + NHG limit (€435k or €461k with energy measures).
- Max mortgage free market — When house price > NHG limit. Without NHG guarantee, ~0.3% higher interest.
- Monthly payment (gross + net) — Gross = what you actually pay. Net = after mortgage interest deduction effect.
- Equity needed (closing + reserve) — Closing costs 5-6% + maintenance reserve + buffer. Not just house price!
- Rate stress-test +1% — How much monthly payment rises if rate at renewal is 1pp higher — relevant test for 10-yr fixed.
- Mortgage interest deduction benefit — Annual tax benefit from mortgage interest deduction (Box 1, capped at 36.97% bracket since 2024).
The math behind it
Max mortgage = min(Income limit, Value limit, NHG limit)
Where:
• Income limit = Nibud financing-burden table 2026 × gross household income. At AFM-required 5% test rate + 30-yr annuity. Table % rises with income (from 12% at €25k to 33%+ at €100k+).
• Value limit = min(market value, valuation value) × 100%. Energy-efficient home (label A+++): up to 106% of value lendable.
• NHG limit 2026 = €435,000 (base) or €461,100 (with energy savings).
• Debt correction = student/personal repayment × ~250 = mortgage room reduction.
• Monthly payment = (mortgage × rate / (1 − (1 + rate)^−360)) / 12 (annuity).
Banks may have internal stricter rules (anti-explainer policy, age, profession, etc.) — AFM norm is a lower bound, not a guarantee.
Where:
• Income limit = Nibud financing-burden table 2026 × gross household income. At AFM-required 5% test rate + 30-yr annuity. Table % rises with income (from 12% at €25k to 33%+ at €100k+).
• Value limit = min(market value, valuation value) × 100%. Energy-efficient home (label A+++): up to 106% of value lendable.
• NHG limit 2026 = €435,000 (base) or €461,100 (with energy savings).
• Debt correction = student/personal repayment × ~250 = mortgage room reduction.
• Monthly payment = (mortgage × rate / (1 − (1 + rate)^−360)) / 12 (annuity).
Banks may have internal stricter rules (anti-explainer policy, age, profession, etc.) — AFM norm is a lower bound, not a guarantee.
Worked example
Lisa & Mark want a €425,000 apartment in Utrecht. Income Lisa €58,000 gross, Mark €42,000 gross. Lisa has €15,000 DUO student debt, €100/month repayment. Together €30,000 savings. 10-yr fixed rate: 4.1%.
Step 1 — Income limit: joint income €100,000. Nibud table 2026 at 5% test rate: max financing burden ~33% = €33,000/yr = ~€2,750/month. At 4.1% actual rate + 30-yr annuity: ~€460k possible.
Step 2 — Student debt correction: €100 repayment × ~250 = €25,000 less mortgage room → max €435,000.
Step 3 — Home value limit: market value €425,000. Valuation €420,000: max €420,000. Pay €5,000 difference yourself.
Step 4 — NHG: house price €425k < NHG limit €435k = NHG eligible → ~0.3% rate discount (3.8% instead of 4.1%). ~€65/month less.
Result: max mortgage €420,000 (value limit), monthly at NHG rate 3.8% = ~€1,960 gross/month. Equity needed: €5,000 (valuation gap) + €25,000 closing (~6%) = €30,000 total. Exactly what they have.
Rate stress-test +1%: at 4.8% instead of 3.8% at renewal: monthly becomes €2,220 = +€260/month. Can they absorb that?
Net effect: mortgage interest year 1 ~€16,000 deductible in Box 1 (36.97%) = ~€5,900 tax benefit = ~€490 less net monthly payment effectively.
Step 1 — Income limit: joint income €100,000. Nibud table 2026 at 5% test rate: max financing burden ~33% = €33,000/yr = ~€2,750/month. At 4.1% actual rate + 30-yr annuity: ~€460k possible.
Step 2 — Student debt correction: €100 repayment × ~250 = €25,000 less mortgage room → max €435,000.
Step 3 — Home value limit: market value €425,000. Valuation €420,000: max €420,000. Pay €5,000 difference yourself.
Step 4 — NHG: house price €425k < NHG limit €435k = NHG eligible → ~0.3% rate discount (3.8% instead of 4.1%). ~€65/month less.
Result: max mortgage €420,000 (value limit), monthly at NHG rate 3.8% = ~€1,960 gross/month. Equity needed: €5,000 (valuation gap) + €25,000 closing (~6%) = €30,000 total. Exactly what they have.
Rate stress-test +1%: at 4.8% instead of 3.8% at renewal: monthly becomes €2,220 = +€260/month. Can they absorb that?
Net effect: mortgage interest year 1 ~€16,000 deductible in Box 1 (36.97%) = ~€5,900 tax benefit = ~€490 less net monthly payment effectively.
How to read the result
- Three limits, lowest countsIncome + value + NHG — banks pick the lowest. Strong income can be undermined by weak value limit or vice versa. Calculate all three.
- NHG is nearly free insuranceOne-time cost: 0.4% of mortgage (€1,700 on €425k). Benefit: ~0.3% lower rate over 30 yrs = ~€40,000 saved + safety net on payment trouble.
- Student debt eats mortgage room€100/month repayment = €25k less mortgage room. On €30k debt: ~€30-40k effect. Sometimes better to pay it off before buying.
- Mortgage interest deduction — max 36.97%Since 2024 capped at first bracket regardless of your actual bracket. On €150k income: deduction effectively 36.97%, not 49.5%. Benefit = interest × 36.97%, declining yearly as you pay down.
- Always run +1% stress test10-yr fixed ends after 10 yrs. At renewal rates can rise. At +1%: monthly +6-8%. At +2%: +12-16%. Can you absorb that without stopping pension contributions?
Key terms
- NHG
- National Mortgage Guarantee. Insurance covering bank on default. One-time 0.4% of mortgage, gives ~0.3% rate discount + possible debt forgiveness on real hardship (divorce, unemployment, illness).
- Closing costs (k.k.)
- Costs on top of house price: notary (~€1,500), broker (~1-2%), valuation (€500-800), bank guarantee (~€400), transfer tax (2%). Total 5-6% of house price.
- Annuity
- Mortgage form with fixed monthly payment: initially more interest + less repayment, later reversed. Required for mortgage interest deduction on loans since 2013.
- Linear
- Mortgage form with fixed repayment per month (e.g. €700/mo), interest declines as loan shrinks. Higher start payment than annuity, lower total interest over term.
- Mortgage interest deduction
- Box 1 tax deduction for interest paid on owned-home mortgage. Since 2024 capped at first bracket (36.97%), even on higher incomes. Expires after 30 yrs.
- Test rate
- AFM-mandated rate banks use to test your max mortgage. Higher than market rate to build buffer for rises. End 2025: 5.0% AFM test rate.
- Energy-efficient bonus
- On home with energy label A++ or better (or energy-saving renovation): up to 106% of value lendable + NHG limit raised to €461,100.
Frequently asked
Can I finance my bid above asking price?
Only up to the valuation value. Bid €430k, valuation €415k = bank finances max €415k, you pay the €15k difference from own funds. Reason: bank wants security that home covers loan at forced sale. In bidding markets buyers often put down lots of equity — tip: get valuation before bid, or make bid contingent on financing.
Does my 30% ruling count for the mortgage?
Usually NO. Banks look at taxable income (after 30% deduction), not gross. Effect: expat with €100k gross + 30% ruling has fiscal €70k income → mortgage room as if you earn €70k. Some banks (ABN AMRO, ING expat) have exception that does count 70% of gross. On doubt: quote multiple banks. NIBC and Nationale-Nederlanden are usually more flexible for expats.
Do I always need NHG?
No, only possible at house price ≤ €435,000 (2026). Above: free market, ~0.3% higher rate, no NHG benefit. Same income limit applies. Below NHG limit: almost always worth it — cost €1,700 one-time vs ~€40,000 rate discount over 30 yrs. Plus the safety net on payment trouble.
What if I have a temporary contract?
Banks usually ask for annual employer statement + intent declaration (employer intends to renew). In IT/healthcare: usually no problem if payslip is stable. In start-up or consulting: harder. Two yrs of consistent self-employed income can help. Many banks also accept ZZP income proof 3-yr average. NIBC, Triodos, and Munt Hypotheken are more flexible.
What about erfpacht canon being counted?
Erfpacht canon (annual fee for land use, mainly Amsterdam) counts as housing cost, like mortgage interest. Lowers mortgage room: 1,000 canon/yr = ~€250-300/mo = ~€75,000 less mortgage room (at 4% rate). So: with ongoing erfpacht (old type, 50-yr revision) be extra careful — canon can rise sharply at revision.
Complex situations
Edge cases that typical net-pay tools skip but actually matter for a real Dutch tax situation. Each one assumes the basic case above and tells you what changes.
Two incomes (partners) — not always 100/100
Both incomes count, but Nibud table uses different % for the lower income. Example: income A €60k + income B €30k = €90k on paper. But Nibud looks at: highest €60k at full % (~33%), second €30k at reduced % (~33% of table %). Effect: joint mortgage room slightly less than sum of separate. On skewed split (1 big + 1 small): table is more favorable than 2 equal incomes of same total. Important: varies per bank — compare multiple offers.
ZZP applicant — 3-yr average or last year?
Standard bank requirement: 3 yrs IB returns + annual books, mortgage room on 3-yr average profit. On strong growth: disadvantage (old low profits drag average down). Banks accepting last 2 yrs: NIBC, Munt, BLG Wonen, Triodos. With <1 yr ZZP: almost no bank finances — tip: wait or include prior employment history. With partner in employment: joint easier, since employment income counts directly. 30% ruling expat + ZZP combo can be complex — specialist mortgage advisor valuable.
DUO student debt — right calculation
Since 2023 DUO repayment counts on actual monthly burden basis, no longer total debt × fixed %. Example: €25,000 DUO debt, €90/month repayment (income-sensitive scheme): mortgage room reduction ~€22,500. Sneaky trick: from 1-1-2024 "temporary non-payment" (joker year) is seen as paying — bank asks repayment schedule, not pause. So using temporary joker year: doesn't count as relief for mortgage calc, your repayment row stays as if normal year.
30% ruling expat — usually not counted
Most banks (ING, Rabobank, ABN AMRO) look at taxable income — and with 30% ruling that's 30% lower. Effect: expat with €100k gross + 30% ruling → banks calculate as if you earn €70k → ~€75k less mortgage room. Exception: NIBC Expat Mortgage and some specialist banks do count the “net equivalent” of the 30% portion. Effectively: ~70-80% of the 30% portion counts. Tip: always compare at least 3 banks; difference can be €50-100k mortgage room.
Erfpacht canon — reduces mortgage room
Mainly Amsterdam homes: annual ground-rent canon counts as housing cost, alongside mortgage interest. Example: €1,500 canon/yr = €125/month × ~250 factor → ~€31,000 less mortgage room. With ongoing erfpacht (old type pre-2017): canon revised every 50 yrs — risk of 5-10x increase. Banks often build in buffer: account for estimated canon after revision (especially when revision moment is near). Perpetual erfpacht (post-2017 + switched): fixed canon, predictable, bank uses current amount.
Renovation budget co-financed
Banks finance renovations up to post-renovation value, not just current. Practically: home €400k, post-renovation valuation €450k, mortgage €450k possible. Construction inspection + renovation budget required. Money sits in building deposit — you draw invoices-for-work from that deposit. For energy-saving renovation (insulation, heat pump, solar): up to 106% of post-reno value financeable + NHG limit raised. Tip: get energy-label report before applying — creates certainty for bank.
What this tool doesn't do
This tool estimates based on Nibud 2026 financing-burden tables. Many complex situations are worked out above. Out of scope: vacation-home financing (separate regime), recreational home on holiday park, foreign property, buy-to-let (investment mortgage, different norms), second home (no mortgage interest deduction by definition + different LTV rules), refinancing with penalty-interest calc. For actual offer: at minimum 3 banks quote + independent mortgage advisor (cost €1,500-3,000 but often saves much more).