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Mortgage calculator for the Netherlands

Use this free Dutch mortgage calculator to estimate how much you can borrow to buy a home in the Netherlands. It applies the 2026 Nibud woonquote tables, which set the share of gross income that may go on housing — a share that rises with both income and interest rate. For most salaries that works out at roughly 5 to 6 times gross annual income. You can set the interest rate yourself below (it defaults to the current rate of around 4.2%), and student debt and joint income are factored in.

What is NHG, and are you eligible?

The Nationale Hypotheek Garantie (NHG) is available on homes up to €470,000 in 2026. For a one-off premium of 0.4% you usually get a lower interest rate and a safety net if you can no longer repay due to unforeseen circumstances. The calculator shows instantly whether your maximum falls within the NHG limit. See exactly what NHG costs.

Deposit and buyer’s costs (kosten koper)

You can borrow up to 100% of the property value, so you don’t need a deposit for the home itself. You do need savings for the buyer’s costs — transfer tax, notary, valuation and advice fees — which sit on top of the purchase price and can’t be added to the mortgage. This is often the biggest surprise for expats buying here.

New to the Dutch market? Read our complete guide to buying a house in the Netherlands as an expat — the whole process, mortgages, costs and the Dutch concepts to know.

Frequently asked questions

How much mortgage can I get in the Netherlands?

For most incomes the answer lands between 5 and 6 times your gross annual salary, but there is no fixed multiple in Dutch lending. Lenders apply the official Nibud woonquote tables, which set the share of your income that may go on housing — that share rises with income and with the interest rate. Your student debt, other loans and whether you buy jointly then adjust it. The calculator above applies the 2026 Nibud tables directly to your own salary.

Can expats get a mortgage in the Netherlands?

Yes. Internationals living and working in the Netherlands can get a Dutch mortgage. You will generally need a BSN, a residence status, and a stable income; permanent employment or the 30% ruling strengthens your application, and many lenders finance up to 100% of the property value.

What is NHG (Nationale Hypotheek Garantie)?

NHG is the Dutch national mortgage guarantee, available on homes up to €470,000 (2026). It costs a one-off premium of 0.4% of the mortgage amount and, in return, usually gets you a lower interest rate plus a safety net if you cannot repay due to divorce, unemployment or disability.

Do I need a deposit to buy a house in the Netherlands?

Not for the property itself — you can borrow up to 100% of the home's value. You do need savings for the buyer's costs (“kosten koper”): transfer tax, notary, valuation and advice fees, which typically add a few percent on top of the purchase price and cannot be included in the mortgage.

Does the 30% ruling count towards my mortgage?

Usually not in the way people expect. The 30% ruling pays part of your salary as a tax-free allowance, and most Dutch lenders assess affordability on your taxable income — so the tax-free portion is commonly excluded from the calculation. The practical effect is that your take-home pay looks strong while your assessed borrowing capacity is lower than you would guess. Lenders differ on this and some treat it more favourably, so it is worth asking an adviser about your specific situation before you set a budget.

Can I get a Dutch mortgage on a temporary contract?

Often yes. If your employer is willing to sign an intent statement (“intentieverklaring”) saying they intend to continue your contract under the same conditions, most lenders will treat the income much like permanent employment. Without one it is harder but not automatically impossible — some lenders will look at a longer employment history or an average of recent years instead.

Do I need permanent residency to buy a house in the Netherlands?

No. There is no nationality or permanent-residency requirement to own property here. What lenders look at is your right to live and work in the Netherlands and the stability of your income, so a residence permit tied to employment — including the highly skilled migrant permit — is generally workable. EU/EEA citizens face no additional hurdle.

Can I use my partner's income if they do not work in the Netherlands yet?

Usually not, or only partly. Lenders normally want income that is earned and taxed in the Netherlands, so a partner who has not started work here yet often cannot be counted, or can only be counted once they have a Dutch contract. If you are buying jointly it is worth running the numbers on one income first, so an offer does not depend on a second income being accepted.

Does student debt affect my maximum mortgage?

Yes. An outstanding DUO student loan lowers the amount you can borrow, because lenders factor a monthly repayment into your affordability. The calculator lets you enter your student debt to see the impact.