A Dutch Mortgage in 2026: What Home Buyers Need to Know

Each year brings updates to Dutch mortgage regulations, and 2026 is no exception. From shifts in borrowing capacity to changes in government-backed schemes like NHG, staying informed is essential for prospective homebuyers. Here’s a breakdown of the key changes shaping the Dutch mortgage landscape this year.

1. Borrowing Capacity Adjustments

 

Your borrowing capacity in 2026 continues to be influenced by income, household composition, and property value. New affordability calculations now take higher energy costs and stricter climate-related property standards into account. This means that homes with poor energy labels (D, E, F, G) could limit the amount lenders are willing to offer.

 

For most buyers, this adjustment reduces borrowing capacity by 2%–6%. However, salary increases or dual-income households may partially offset this reduction. It’s important to check with your lender how your specific situation—income, debts, and energy efficiency of the home—affects your maximum mortgage.

 

2. NHG Limit and Fee

 

The National Mortgage Guarantee (NHG) continues to support homebuyers and lenders by mitigating financial risk. In 2026 the NHG limit increased from € 450,000 to € 470,000, with a higher limit of € 498,200 if the mortgage includes an energy-saving measures fund of € 28,200. The NHG fee remains at 0.4% of the mortgage amount, unchanged from 2025.

 

These changes make NHG-backed mortgages more accessible and provide financial security, particularly for first-time buyers.

 

3. Transfer Tax and Starter Exemption

 

The transfer tax exemption for first-time buyers under 35 remains a key support mechanism in 2026. The property value cap is raised from € 525,000 to € 555,000. 

 

Buyers under 35 who purchase a home below this threshold and have not used the exemption before, will pay no transfer tax, helping reduce upfront costs and making homeownership more manageable. This exemption continues to encourage young buyers to enter the housing market despite rising property prices.

 

For second homes or investment properties buying, the tax is reduced from 10.4% to 8% in 2026.

 

4. Borrowing Capacity Updates for Single Buyers

 

Single buyers receive a small but meaningful increase in 2026. Additional allowance for singles from € 17,000 to € 18,000. Even with this boost, single-income buyers may still face limitations in higher-priced Dutch cities. Planning ahead and exploring alternative mortgage solutions, such as shared ownership, gifts, family guaranteed mortgages or NHG-backed options remains crucial.

 

5. Energy Labels Impact on Mortgage Amounts

 

Starting this year, lenders are paying closer attention to the energy efficiency of properties. Homes with energy labels A, B, or C may allow borrowers to access slightly higher loan amounts, while poorly rated homes (D–G) could reduce borrowing capacity.

 

This reflects the Dutch government’s push for energy-efficient housing and the financial incentives associated with sustainable homes. Buyers should consider energy upgrades to improve both property value and mortgage eligibility.

 

6. Other Considerations: Student Loans and Skilled Migrants

 

Student loans: Outstanding student debt continues to slightly reduce borrowing capacity, though the impact is modest for most households.

 

30% ruling for highly skilled migrants remains in effect for eligible recipients. The tax-free portion of income continues at 30%, with no new transitional changes in 2026 but next year it is scheduled to drop to 27% for application as of then.

 

Conclusion

 

The 2026 updates to Dutch mortgage rules highlight a market adapting to rising energy costs, sustainability requirements, and ongoing efforts to support first-time buyers. Key takeaways include:

 

• Higher NHG limits (up to € 470,000 or € 498,200 with energy measures) make guaranteed mortgages more attractive.
• Transfer tax exemptions and starter allowances continue to benefit buyers under 35.
• Borrowing capacity is now sensitive to energy labels, reflecting environmental priorities.
• Singles and those with student loans should account for smaller changes in maximum mortgage amounts.

 

Navigating these updates can be complex, but careful planning and professional guidance ensure you maximize your options in the Dutch housing market. Be sure to schedule a mortgage intake session with one of our advisors to answer any further questions you might have.

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Our team of mortgage advisors is ready to assist you in finding the right mortgage. Contact us today for a no-obligation consult and discover the many options available to you.