What’s Changing for Dutch Mortgages in 2026

If you're planning to buy a home in the Netherlands, 2026 brings several important changes. From higher NHG limits to new rules around transfer tax and energy-efficiency incentives, here’s what you need to know.

Higher NHG Limit: More Security for More Buyers

In 2026 the NHG (Nationale Hypotheek Garantie) purchase limit will increase from €450,000 to €470,000. 
If part of your mortgage is used for energy-saving renovations, the limit rises to €498,200. 

NHG will also apply to a wider range of property types, including tiny houses, floating homes, and modular houses. The one-time NHG fee stays at 0.4% of the mortgage amount.

Transfer Tax Exemption for Starters

Buyers between 18 and 35 purchasing their first primary residence can still qualify for 0% transfer tax. The price limit increases from €525,000 to €555,000 in 2026. Above this amount, the standard 2% rate applies.

Smaller Borrowing Bonus for Highly Efficient Homes

The extra borrowing capacity for homes with top energy labels (A+++ and A++++) will decrease.
For example, someone eligible for a €285,000 mortgage could get an additional €30,000 for an A++++ home, compared to €40,000 in 2025.

Homes with weaker energy labels can still qualify for extra borrowing when used for energy-saving renovations. Total borrowing, including renovation costs, cannot exceed 106% of the home’s value.

Expected Income Growth May Boost Borrowing Capacity

Wages are forecast to grow by around 4.1% in 2026. If your income rises accordingly, your borrowing capacity may increase. For instance, someone earning €70,000 who could borrow €340,000 in 2025 may be able to borrow around €347,000 in 2026.

Student Loan Adjustments

If you have a DUO student loan, new interest rates may affect how lenders calculate your mortgage capacity.

• For 35-year repayment loans, the interest is expected to drop to 2.33%.

• For older 15-year loans, the rate will slightly increase to 2.29%.

What This Means for You

• First-time buyers may benefit from the higher NHG limit and the expanded transfer tax exemption.

• Borrowers purchasing highly energy-efficient homes will receive slightly lower bonuses, so renovation budgets may need adjusting.

• Higher incomes could increase mortgage capacity, especially for dual-income households.

• Changes to student loan interest rates may positively or negatively affect borrowing power depending on your loan type.

How to Prepare for 2026

1. Check how expected salary increases impact your borrowing power.

2. If you're under 35 and buying your first home, try to stay below the €555,000 threshold.

3. Review your home’s energy label and your renovation plans.

4. Consider how student loan changes may influence your mortgage application.

5. Use updated mortgage calculators to forecast long-term monthly costs.

With the 2026 mortgage changes approaching, our team is ready to help you understand your possibilities, compare lenders and make confident decisions in the Dutch housing market.
If 2026 is the year you want to move forward, we’re ready to support you.