Buying a home in the Netherlands starts with one crucial question: how much can I actually borrow? Many people assume the answer depends only on salary, but in reality, your maximum mortgage is calculated on a combination of financial and property-related factors.
This blog article is written by Bart, mortgage advisor at OHAO advisors, and provides a clear expert overview of how maximum mortgage calculations work in the Netherlands.
It covers key factors such as income, bonuses, interest rates, financial obligations, property value, energy efficiency, and employment type. For a quick estimate, you can use our mortgage calculator Netherlands.
Gross annual income: the starting point
Mortgage lenders assess your gross annual income, which forms the foundation of your borrowing capacity.
As a general rule of thumb, you may be able to borrow around 4.25 times your gross annual income, although this is only an indication. The final amount depends on several additional factors discussed below.
What counts as income?
In addition to your base salary, lenders may include:
Holiday pay (vakantiegeld)
Fixed allowances
Other recurring income
Irregular or one-off bonuses are usually excluded or only partially counted.
Mortgage interest rates & fixed-rate periods
Mortgage interest rates have a major impact on your maximum mortgage:
Lower interest rates = lower monthly payments = higher borrowing capacity
Higher interest rates = higher monthly costs = lower maximum mortgage.
Even a small difference in interest rate can notably affect on your maximum mortgage in the Netherlands.
How about a fixed interest rate?
The length of your fixed-rate period also matters:
Longer fixed periods (20–30 years) provide payment certainty and may allow higher borrowing
Shorter fixed periods may limit borrowing due to forthcoming interest rate risk.
Mortgage type: annuity vs linear
The type of mortgage you choose influences how much you can borrow.
Annuity mortgage
Monthly payments remain roughly the same
Higher interest costs in the early years
Lower starting monthly payments
which is often allows a slightly higher mortgage.
Linear mortgage
Higher initial payments
Faster principal repayment
Lower total interest costs over time.
Because annuity mortgages initiate with lower payments, lenders typically allow higher borrowing.
Loan-to-value: borrowing up to 100%
A key advantage of the Dutch housing system is that you can borrow up to 100% of the property’s market value.
This means the full purchase price of the home can be covered by a mortgage, while additional buyer’s costs and closing fees must be paid from your own savings.
Additional costs: how much own money do you need?
Although the mortgage can cover 100% of the home’s value, you still need savings for buyer’s costs, including:
Notary fees
Mortgage advice and arrangement fees
Property valuation
Technical inspection
Transfer tax (if applicable).
These costs usually add up to 4–6% of the purchase price. You can contact our mortgage advisors for a personalised calculation, or use our closing cost calculator to estimate how much savings you will need to complete the mortgage.
Personal financial obligations & BKR registrations
Lenders never look at your income on its own. They also factor in your existing financial commitments:
Student loans
Personal loans
Credit cards
Car loans or lease contracts
Alimony payments
BKR registrations.
All monthly obligations reduce the amount you can safely allocate to mortgage payments.
Energy label & sustainability
Energy efficiency is increasingly important in Dutch mortgage calculations.
Higher energy label = higher mortgage
Homes with better energy labels (A, B, A++) may allow higher borrowing because:
Monthly energy costs are lower
The property is considered more future-proof.
Extra borrowing for sustainability
For homes with lower energy ratings, lenders may allow additional borrowing for:
Insulation
Solar panels
Heat pumps
This makes sustainable upgrades more accessible.
Mortgages for self-employed borrowers (ZZP & BV owners)
ZZP / freelancers
Mortgage assessments are usually based on income from the last 12 months after KvK registration.
Banks typically assess income using the last three years, including:
Salary
Dividends
Company performance.
What do mortgage lenders analyze?
Mortgage lenders and banks also check the following when applying for a mortgage:
Gross and net income
Profit margins
Cash flow
Annual accounts and forecasts.
Consistency and financial stability are key factors that banks consider. Your accountant plays an important role in preparing the required documentation.
Mortgage interest deduction: a major Dutch advantage
One of the biggest advantages of the Dutch mortgage system is the mortgage interest deduction. If you meet the conditions, the interest you pay on your mortgage can be deducted from taxable income, reducing your tax burden and improving affordability.
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