When you apply for a mortgage in the Netherlands, lenders look closely at any financial commitments you already have. Things like a student loan, car lease, credit card, phone contract, or even buy-now-pay-later purchases can all reduce the amount you are able to borrow.
That is because the bank needs to ensure your monthly mortgage payments remain affordable alongside your other obligations. The more fixed payments you already have, the lower your maximum mortgage will usually be.
This blog article is written by Robin, mortgage advisor at OHAO, and explains how different types of debt are treated by lenders in 2026 — including DUO student loans, BKR-registered credit, and private loans — and what steps you can take to improve your borrowing capacity before applying for a mortgage.
What is the BKR, and why does it matter?
The BKR (Bureau Krediet Registratie) is the Dutch national credit register. It records all consumer loans above €250 with a repayment term longer than one month.
When you apply for a mortgage, the lender checks the BKR to see what debts you currently have — and whether you have ever missed payments.
There are two types of BKR registration:
A positive registration simply means you have an active loan and are paying on time. This is not a problem in itself, but the outstanding debt still reduces your borrowing capacity.
A negative registration (indicated by codes like A, H, or 2) means you have had payment arrears. This can make it very difficult — or impossible — to get a mortgage, and the negative code stays on your record for five years after the debt is resolved.
You can check your BKR status for free once a year at bkr.nl using your bank login (iDIN). We strongly recommend doing this before you start the mortgage process so there are no surprises.
What gets registered — and what does not
Not every financial product is treated the same, but many forms of consumer credit are recorded with the Dutch credit bureau (BKR). Lenders check this register when assessing your mortgage application.
The following types of credit are typically registered with BKR:
Personal loans.
Revolving credit facilities.
Credit cards, when the balance can be repaid in instalments.
Private car leases (fully registered since April 2022, when the monthly amount exceeds €250).
Mobile phone contracts where the device is paid off in instalments.
Any consumer credit above €250 with a repayment period longer than one month.
Because these obligations appear in the BKR system, mortgage lenders will take them into account when calculating how much you can borrow.
What is not registered with BKR
Not every financial obligation appears in the BKR system. Some debts are still relevant for your mortgage application, but they are not automatically registered in the credit database.
Examples that are not usually registered with BKR include:
Private loans from family or friends.
DUO student loans.
Outstanding debts with the tax authority or energy suppliers.
An important change is coming
From November 2026, this will change. Under the new European Consumer Credit Directive (CCD2), buy-now-pay-later services in the Netherlands will be treated as consumer credit and will have to be linked to BKR registration and credit checks, even for small amounts.
This means services like Klarna, in3, or Riverty could start affecting your mortgage capacity once the new rules come into force.
Even today, lenders often review your bank statements during the mortgage application process, and if they see frequent buy-now-pay-later transactions, they may ask questions about your spending habits and financial situation
.
DUO student loans: how lenders take them into account
DUO student loans do not appear in the BKR credit register, but you are still required to declare them when applying for a mortgage.
Mortgage lenders will ask about your student debt and include it in their affordability calculation. You can find your current debt balance and monthly repayment details in Mijn DUO (loan statement).
The Dutch government confirms that you are legally obliged to declare your student debt when applying for a mortgage.
Instead of looking at the starting loan balance, lenders focus on your actual monthly repayment to DUO. They then apply a so-called grossing factor to estimate the true impact on your budget.
For example, if your monthly DUO repayment is €90 and the grossing factor is 1.27, the lender treats it as a monthly financial obligation of €114.30. That amount is deducted from the bank's budget for housing costs.
In practice, this can reduce your maximum mortgage by roughly €15,000 to €25,000, depending on the interest rate and your income.
The grossing factor depends on whether you fall under the old repayment system (15 years, higher factor) or the new system (35 years, lower factor). Your mortgage advisor can calculate the exact impact for your situation.
Tip: If you make extra repayments to DUO beyond your standard monthly amount, your monthly obligation is recalculated downward, thereby increasing your maximum mortgage. The Dutch government explains this in detail on Rijksoverheid.nl (student debt and higher mortgage). Ask DUO to confirm your updated monthly amount via their instalment calculation page and share this with your mortgage advisor. For more on non-standard income situations, see our guide on mortgage with non-traditional income.
Personal loans, car leases, and credit cards
Every BKR-registered loan reduces your maximum mortgage. The effect depends on the monthly obligation, not the total balance. A few examples:
A private car lease of €400/month can reduce your mortgage capacity by €45,000–€115,000 — one of the biggest hidden mortgage killers.
A phone subscription where you pay off the device (e.g., €500 over 24 months) is registered with the BKR and can cost you €5,000–€8,000 in borrowing power.
A personal loan or revolving credit facility is fully counted as a monthly financial obligation in the mortgage calculation.
Credit cards are treated differently depending on how you use them. If the card allows repayments in instalments, it will usually be registered and taken into account. If you pay the full balance every month, it generally is not treated as a debt for mortgage purposes.
Please note: These numbers are for illustrative purposes only. If you would like to know exactly how your debts impact your mortgage affordability, please contact our mortgage advisors.
Alimony and child support
If you pay alimony (partneralimentatie) or child support (kinderalimentatie), these are treated as fixed monthly obligations in the mortgage calculation. The lender subtracts the full amount from your available income before determining your maximum mortgage. There is no way around this — it is a legal obligation and must be declared.
If you receive alimony, it can sometimes be counted as income, but lenders apply strict conditions around duration and certainty. Discuss your specific situation with our mortgage advisor.
How to improve your position before applying
If you know you want to buy a home in the next 6–12 months, take these steps now:
Check your BKR for free at bkr.nl — verify everything is correct and dispute any errors.
Pay off small loans and credit cards — even a €500 phone contract reduces your mortgage by thousands.
End private car leases if possible — this is often the single biggest factor.
Make extra DUO repayments and request a recalculated monthly amount from DUO.
Stop using buy-now-pay-later services — especially with CCD2 regulation coming in November 2026.
Frequently asked questions by expats
Does my DUO student loan appear on BKR?
No. DUO loans are not registered with the BKR. However, you must declare them on your mortgage application, and the lender will factor in your monthly repayment amount.
Can I get a mortgage with a negative BKR registration?
It is very difficult. Most lenders will decline your application if there is an active negative code. Some specialist lenders may consider it depending on the circumstances and how long ago the issue occurred. A negative code stays for five years after the debt is settled.
Will Klarna or other BNPL affect my mortgage?
Currently, most BNPL services are not registered with BKR. However, from November 2026, all BNPL transactions will be subject to mandatory BKR registration. Even now, lenders see BNPL transactions on your bank statements and may question your financial behaviour.
Our OHAO mortgage advisor team helps you understand how your debts affect your mortgage and how to build a strategy to make the most of your financial situation. Whether it is a DUO student loan, a BKR registration, or a car lease you may have forgotten about, we have seen it all and can guide you through it. For more information, schedule a free call with us.
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