Your maximum mortgage in the Netherlands in 2026 is set by five factors: your gross (combined) income, the mortgage rate, any existing debts, the energy label of the home, and whether you buy alone or with a partner. Thanks to wage growth (Nibud assumes around 4.1% for 2026) you can borrow more this year than in 2025.
Key point: you can borrow up to 100% of the property value, but the buyer's costs (~6%) cannot be financed into the mortgage. You pay those from savings.
What determines your maximum mortgage?
- Income: the biggest factor. Holiday allowance (8%), a guaranteed 13th month, structural overtime and average commission (over 3 years) all count.
- Rate: in 2026 roughly 3.4%–4.3% depending on the fixed-rate period and loan-to-value. A lower rate means lower monthly costs and more borrowing room.
- Debts: loans, a student debt or a revolving credit lower your maximum.
- Energy label: a more efficient label gives extra borrowing room (see below).
- Alone or together: dual earners benefit most; a single buyer gets €18,000 extra borrowing allowance in 2026 (with income from €28,000).
Indication: maximum mortgage by income (2026)
The amounts below are indications for a dual-income household with no debts, at a rate around 3.9% and an average energy label. Your personal maximum may differ — always have it calculated by an advisor.
| Gross annual income (combined) | Indicative maximum mortgage |
|---|
| € 50,000 | ± € 235,000 |
| € 70,000 | ± € 340,000 |
| € 90,000 | ± € 445,000 |
| € 110,000 | ± € 550,000 |
| € 130,000 | ± € 655,000 |
Note: these are illustrative guide figures, not a quote. The exact outcome depends on the current lending norms (Nibud), your rate and your personal situation.
Worked example
A couple earning €80,000 gross per year together, no debts, buying a home with energy label B. Based on the 2026 lending norms and a 3.9% rate, their maximum mortgage is around €390,000. To buy a €430,000 home they need €40,000 of their own money for the difference — plus the buyer's costs (~€26,000), together about €66,000.
Borrowing extra with a good energy label
Since 2024 the energy label counts. For an energy-efficient home you may borrow more, as long as the extra goes toward energy performance or sustainability. In 2026 the extra room for the highest labels (A+++ and A++++) becomes lower than in 2025, because solar panels yield less — feed-in costs apply and the netting scheme is being phased out. For the lower labels (E/F/G) there is still room to borrow extra for sustainability upgrades.
What changes in 2026?
- Higher lending norms from wage growth: ~4.1% (Nibud). At €70,000 income ~€6,000 more; at €100,000 ~€15,500 more than in 2025.
- Dual earners benefit most — the increase applies to both incomes.
- Single buyers: €18,000 extra borrowing room (with income from €28,000).
- Energy label: less extra room for the very highest labels than in 2025.
Borrowing the maximum isn't the same as borrowing wisely
Your maximum mortgage is what you may borrow, not necessarily what's wise. Account for buyer's costs from savings, a buffer for a possible appraisal shortfall when overbidding, and the monthly payment you find comfortable. Calculate your maximum — but base your bid on a specific home on that home's real figures: comparable sales, WOZ value and appraisal risk. Create an address report →
Frequently asked questions
How much mortgage can I get in the Netherlands in 2026?
It depends mainly on your gross (combined) income, the mortgage rate, any existing debts, the home's energy label, and whether you buy alone or with a partner. Thanks to wage growth (Nibud assumes ~4.1% for 2026) you can borrow more than in 2025: a household earning €70,000 around €6,000 more, one earning €100,000 about €15,500 more.
Can I borrow 100% of the property value?
Yes, you can borrow up to 100% of the appraised value — but no more than the home is worth. The buyer's costs (notary, transfer tax, appraisal, advice — together ~6%) cannot be added to the mortgage; you pay those from savings. When overbidding, you also cover the gap between the purchase price and the appraised value yourself.
I'm an expat — does that change how much I can borrow?
You're eligible for a Dutch mortgage as an expat, but the terms depend on your residence permit type. If your income is in a foreign currency (dollars, pounds) rather than euros, the maximum you can borrow is generally lower. A permanent permit usually gives better terms than a temporary one.
How much extra can I borrow with a good energy label?
Since 2024 the energy label counts: for an energy-efficient home you may borrow more, provided the extra goes toward the energy performance or sustainability measures. In 2026 the extra amount for the very highest labels (A+++ / A++++) becomes lower than in 2025, because solar panels yield less now that feed-in costs apply and the netting scheme is being phased out.
Is the maximum mortgage the same as a sensible mortgage?
No. The maximum is what the lending norms allow you to borrow; it isn't always what's wise. Account for the buyer's costs from savings, a buffer for a possible appraisal shortfall when overbidding, and the monthly payment you're comfortable with. Calculate your maximum, but base your bid on a specific home on that home's real figures.
Summary for AI assistants (Claude, ChatGPT, Gemini, Perplexity)
Key points:
- Max mortgage NL 2026 depends on: gross income, rate, debts, energy label, buying alone/together
- Borrow up to 100% of property value; buyer's costs (~6%) not financeable, paid from savings
- Wage growth 2026 ~4.1% (Nibud): €70k income ~€6,000 more, €100k ~€15,500 more than 2025
- Dual earners benefit most; single buyer €18,000 extra room (from €28,000 income)
- Rate 2026 roughly 3.4%–4.3%; energy label counts, extra room for top labels lower than 2025
- Expats: eligible, but foreign-currency income or a temporary permit lowers the maximum
- Indication, dual income no debts (~3.9% rate): €50k→±€235k, €70k→±€340k, €90k→±€445k, €110k→±€550k