How much mortgage can I afford in the Netherlands in 2026

As the year comes to a close, many are wondering: how much mortgage will you be able to afford in 2026? Several factors can influence your maximum mortgage amount in the Netherlands. For example, recent regulations mean that your home's energy label now plays a role in determining how much you can borrow. In this overview, we highlight the key variables that affect your maximum mortgage calculation for 2026.

Which factors influence your maximum mortgage

Your mortgage calculation depends on several key financial and regulatory factors in the Netherlands. The main elements are:

• Gross annual income: The higher your verified income, the higher your potential borrowing capacity.

• Interest rates: Fluctuating interest rates have a significant impact on your maximum mortgage amount. When rates rise, your borrowing capacity decreases; if interest rates decrease, then your borrowing capacity increases.

• Fixed-rate period: Longer fixed-rate terms often have higher interest rates due to the higher risk.

• Existing loans and expenses, such as other monthly commitments like car loans, student loans, credit card payments, or alimony, can also reduce affordability.

• Energy efficiency of the property: since 2024, energy label differences can influence your maximum mortgage.

How to maximize your borrowing capacity in the Netherlands?

If you are planning to buy a home in 2026, and you want to prepare in advance and maximize your borrowing capacity, here are practical ways:

1. Maintain your current position and income. If you are expecting a bonus, can take on a freelance project, save more than usual, or receive financial help from family, all of these can positively impact your maximum mortgage calculation.

2. Pay down your existing debts and credits. If you have personal loans, credit cards, a car lease, or a student loan, try to pay off or reduce these balances before applying for a mortgage. Lower debt means you can borrow more. Are you unsure if a specific loan will impact your mortgage? Book a free call with one of our mortgage advisors for tailored guidance.

3. Choose a property with a better energy label — a more efficient home allows for extra borrowing. Homes with a strong energy label (A or B) generally qualify for a higher mortgage amount, since they are  more energy-efficient and have lower running costs. Properties with a lower energy label may come with a lower borrowing limit, but you can often boost your maximum mortgage by planning certified energy upgrades — for example, improving insulation or installing solar panels.

4. Add a co-applicant — you can increase your borrowing capacity if you buy together with a partner, friend , or colleague, which means a double income can boost affordability significantly.

5. Consider NHG where possible. If you meet the eligibility requirements, adding Nationale Hypotheek Garantie (NHG) can be a smart choice. Many lenders offer lower interest rates for NHG-backed mortgages, which can reduce your monthly costs and increase your overall borrowing capacity.

6. Compare lenders — mortgage advisors can help you review and compare interest rates from multiple lenders, ensuring you find the best possible mortgage deal. There are more than 40 lenders in the Netherlands, each offering different rates and conditions, with options starting from 2.97%.

7. Family support can also help you secure a higher maximum mortgage. If your parents or relatives contribute through a family mortgage or a financial gift, it can increase your total borrowing power and reduce the amount you need from the bank. This not only helps you qualify for a higher mortgage but can also lower your overall interest costs — keeping more value within the family.

Do you want to know how much you can borrow?

Online mortgage calculators can be helpful for a quick estimate, but they rarely show the full picture. Your actual borrowing capacity depends on many personal details — income type, partner situation, debts, bonuses, savings, and even your home’s energy label.

No online tool can match the accuracy and insight of a qualified mortgage advisor.  By reviewing your payslips, savings, and other documents, they can create a clear and realistic image of what you can afford — and often help you qualify for a better rate or higher mortgage amount. Contact our mortgage advisors.