For home buyers
How much can I borrow for a house?
Enter your gross annual incomes and the interest rate. You immediately see the maximum mortgage according to the 2026 lending standards, the gross monthly payment and the housing ratio used. With your own funds added, you also see your purchase budget. Enter student debt, other loans, the energy label and the home value under More options.
Maximum mortgage
| Breakdown | Amount |
|---|
Buyer’s costs, such as transfer tax, notary, valuation and advice, are usually paid from your own funds: you may not borrow more than the home value. Transfer tax is 2% if you live there yourself; if you are 18 to 35 and the home is worth at most €555,000, you pay nothing under conditions (starter exemption).
Explanation: how much can I borrow for a house?
How much mortgage you can get is set out in the Temporary mortgage credit regulation (Temporary mortgage credit regulation, Trhk). That regulation determines what share of your gross income may go to interest and repayment: the housing ratio or the financing cost percentage. The percentage depends on your income and on the interest rate used for the test. The higher your income, the higher the percentage. The tables are set each year on the advice of Nibud; this calculator uses the 2026 tables.
If you buy together, both incomes in full in full: the percentage applies to your joint income. With the housing ratio you calculate how much you may pay per year in interest and repayment. That amount is converted into a loan with a 30-year annuity. Other loans and your student debt are deducted first. For an efficient energy label you may borrow extra, and you never borrow more than 100% of the home value.
If you choose a fixed-rate period shorter than 10 years, the test uses at least the AFM test rate: 5% in the 4th quarter of 2026. That way you can still afford the payments if the rate rises later. With 10 years or longer, the lender uses your own rate.
Frequently asked questions
How much can we borrow with €60,000 and €40,000 income?
Together your test income is €100,000. At 4% interest and a fixed rate of 10 years or longer, the housing ratio is 26.1%: €26,100 per year, €2,175 per month in interest and repayment. With a 30-year annuity, that is a maximum mortgage of €455,578. Without student debt or other loans, energy label E, F, G or unknown.
Does my partner’s income count in full?
Yes. Both incomes count in full: the housing ratio applies to your joint test income (art. 3(6) Trhk). In the example of €60,000 and €40,000, that is the €100,000 row.
How much can we buy with own funds added?
Add your own funds to the maximum mortgage: that is your purchase budget. With a €455,578 mortgage (€60,000 and €40,000 income, 4% interest) and €25,000 of own funds, that is €480,578. If the home costs €400,000, you still need to borrow €375,000. You also pay the buyer’s costs from your own funds, because you may not borrow more than the home value. Own funds do not increase the maximum mortgage.
What is the test rate?
The interest rate used to calculate your maximum mortgage. With a fixed-rate period of 10 years or longer, that is your own rate. With a shorter period the lender uses the AFM test rate, at least 5%, or your own rate if that is higher. In the example of €100,000 and 4% interest, the maximum mortgage with a 5-year fixed rate falls from €455,578 to €434,656.
How does my student debt count?
With the monthly amount you pay to DUO, increased by a gross-up factor from the Trhk. At a test rate of 3.501% to 4%, that factor is €1.20.150 per month to DUO then counts as €180 per month. In the example of €100,000 income and 4% interest, your maximum mortgage falls from €455,578 to €417,875 as a result.
How much extra can I borrow for an efficient energy label?
In 2026: €5,000 for label C or D, €10,000 for A or B, €20,000 for A+ or A++, €25,000 for A+++, €30,000 for A++++ and €40,000 for A++++ with a 10-year energy performance guarantee. Nothing for E, F or G. That amount does not count towards your payments, but you never borrow more than 100% of the home value.
Can I get a mortgage with NHG?
The NHG limit in 2026 is €470,000, or €498,200 if you also finance energy-saving measures. You pay a one-off guarantee fee of 0.4%. With NHG you often get a lower interest rate.
Why does the bank give a different amount?
The bank uses your income according to an employer’s statement or income assessment, your BKR registration, the valuation and its own acceptance rules. Flexible income, a lower income after your state pension age and borrowing extra for sustainability can also change the amount. This calculator is an indication.
Note: indication, not mortgage advice
This calculation is an indication, not mortgage advice; the lender decides. The result follows the 2026 Temporary mortgage credit regulation with the data you enter. A lender also looks at your employer’s statement or income assessment, your BKR registration, the valuation and its own acceptance rules. Assumptions: fixed income, both partners below state pension age (unless you choose otherwise), 30-year annuity mortgage. No rights can be derived from this result.
Something wrong or missing? Let us know
Sources & values used
| Item | Amount | Status |
|---|---|---|
| Housing ratio (financing cost percentage) | Trhk annex 1: table 1 (before state pension age, €30,000–€125,000) and table 2 (after state pension age, €29,000–€110,000), per test rate; at €100,000 and 3.501–4.000%: 26.1% | Trhk 2026 |
| Row in the table | row of the next lower thousand; below the lowest row the lowest row, above the highest row the highest row | approximation |
| Income of two partners | both in full, one joint test income | art. 3(6) |
| One partner of state pension age | table of the partner with the highest test income | art. 3(7) |
| Test rate | fixed rate 10 years or longer: your rate; shorter: AFM test rate 5% (4th quarter 2026) or your rate if that is higher | art. 3(9), AFM |
| Term | 30-year annuity, monthly in arrears; monthly rate = annual rate ÷ 12 | calculation rule |
| Student debt | monthly amount DUO × gross-up factor: 1.05 (test rate ≤ 2%) to 1.40 (≥ 6.001%); 1.20 at 3.001–4.000%, 1.30 at 4.501–5.500% | art. 3a |
| Revolving credit | at least 2% of the credit limit per month | banks’ code of conduct |
| Energy label (borrow extra) | E–G €0; C–D €5,000; A–B €10,000; A+/A++ €20,000; A+++ €25,000; A++++ €30,000; A++++ with guarantee €40,000 | art. 4(3) |
| Single | up to €17,000 extra with a test income above €30,000 (after state pension age €29,000) | art. 3(8) |
| Home value | at most 100% of the home value | art. 5 |
| NHG limit 2026 | €470,000; with energy-saving measures €498,200; guarantee fee 0.4% | NHG |
| Own funds and purchase budget | purchase budget = mortgage based on income + own funds; still to borrow = home value − own funds (not below €0); own funds do not change the maximum mortgage | calculation rule |
| Transfer tax 2026 | 2% if you live there yourself; 0% with the starter exemption (18 to 35 years, home value at most €555,000, once); only mentioned, not included in the calculation | Belastingdienst |
| Not included | borrowing extra for energy-saving measures (up to 106%), the lower income after state pension age if it falls within 10 years, flexible income, mortgage interest deduction, buyer’s costs (transfer tax, notary, valuation, advice) | note |
- wetten.nl – Temporary mortgage credit regulation, in force from 1 January 2026 (art. 3, 3a, 4, 5 and annex 1) (in Dutch)
- Government Gazette 2025, 36471 – Amendment regulation mortgage credit 2026 (Finance): income tables and energy label amounts 2026 (in Dutch)
- AFM – Mortgage test rate fourth quarter 2026 is 5% (in Dutch)
- NHG – NHG limit for 2026 set at €470,000 (with energy-saving measures €498,200) (in Dutch)
- Dutch government – NHG limit rises to €470,000, guarantee fee remains 0.4% (in Dutch)
- NVB – Code of Conduct for Mortgage Financing (revolving credit: at least 2% of the credit limit per month) (in Dutch)
- Dutch Tax Administration – When can you get the starter exemption (transfer tax)? (home value 2026 at most €555,000; otherwise 2% if you live there yourself) (in Dutch)
- Dutch government – When do I get an exemption from transfer tax? (2026: 18 to 35 years, up to €555,000; otherwise 2% if you live there yourself) (in Dutch)
Checked on 8 October 2026.