NHG Threshold to Rise to €470,000 in 2026 – What That Means for Homebuyers in the Netherlands

Next year brings a significant change to the Dutch housing finance landscape: the maximum NHG (Nationale Mortgage Guarantee) threshold will increase from its current level of €450,000 to €470,000. For buyers who combine a home purchase with energy-saving upgrades, an even higher ceiling of €498,200 will apply.

In this post, we’ll explain the implications of this change for expats and other borrowers, and offer tips on how to position yourself now.

What Is NHG – A Quick Recap

 

The NHG (National Mortgage Guarantee) is a safety net provided by the Dutch government and guarantor institutions. It offers protection against losses in case of forced sale or inability to repay, under certain conditions. Because of that guarantee, lenders often grant slightly more favourable interest rates to NHG-backed mortgages.

 

However, NHG is only available up to a certain property value — i.e. there is a “ceiling” or “threshold” for eligible homes. That ceiling is now increasing as of January 1st 2026. 

 

Why the Increase?

 

Rising home values, inflation and higher expectations for sustainable (energy-efficient) upgrades have pushed the existing NHG ceiling to become outdated. By raising it to €470,000 — and up to €498,200 when including energy efficiency investments — the authorities aim to ensure that more homebuyers can still access the benefits of NHG. It’s a response to ongoing price pressures in the Dutch housing market, which have made many homes out of reach under the old NHG limit.

What Does This Change Mean for You?

 

If you are planning to buy a home in the Netherlands (or refinance), here’s what to watch out for — especially as an expat.

What Expats Should Pay Particular Attention To

 

Timing:

 

• If your mortgage application straddles the changeover, you may be able to benefit by delaying formal steps until the new thresholds come into force. For example, if you buy in December 2025 and have a financial clause ending in January 2026, then we can apply in December with the new NHG limit and the mortgage provider will give the offer on the first business day in January.

 

Limit based on value:

 

• Be aware, the NHG limit is based on the value rather then the purchase price. So if you buy for €480,000 but get a valuation of €470,000, then you qualify for a NHG mortgage.

 

Energy efficiency measures:

 

• As NHG incentivizes energy efficiency, combining your purchase with renovations (e.g. insulation, solar panels, heat pumps) can stretch your eligibility. The higher ceiling for “green” borrowers underscores this.

 

Market competitiveness:

 

• As more buyers leverage the higher NHG limit, competition in neighbourhoods with mid-to-upper price ranges could intensify. Be ready to act decisively, but also prudently. This could push prices for certain properties up to above the new limit.

 

Summary & Strategic Next Steps

 

The rise of the NHG threshold to €470,000 (and up to €498,200 with energy improvements) is a meaningful shift. It opens doors for more homebuyers and encourages sustainability in housing. For expats navigating the Dutch mortgage landscape, it offers both opportunity and complexity.

 

If you’re planning a home purchase or refinancing, here are your action steps:

 

1. Check your target property’s price — is it within the new limits?
2. Evaluate energy improvement options — adding insulation or solar now could enhance your NHG eligibility.
3. Speak with a mortgage adviser about how the timing of your application might influence your eligibility.

 

Stay updated. Regulations and norms often come with further clarifications or adjustments closer to implementation.

Book a free mortgage intake meeting

 

For personalized advice and to explore the best mortgage options available, contact Independent Expat Finance today.