NHG 2026: what’s changing and why it matters

What is the National Mortgage Guarantee (NHG)?

The National Mortgage Guarantee (NHG) helps protect homeowners and lenders in the Netherlands. If you are forced to sell your home and the sale price doesn’t cover your mortgage, the NHG can cover the remaining debt — preventing financial hardship for both the homeowner and the lender.

NHG limit in 2026

Each year, the NHG limit increases to keep up with rising housing prices in the Netherlands. As homes become more expensive, raising the limit ensures that more buyers — especially first-time buyers — can still qualify for NHG’s financial protection when taking out a mortgage.

• The NHG mortgage limit will rise from €450,000 in 2025 to €470,000 in 2026.

NHG and energy-efficient homes

Additional borrowing capacity is available for sustainable housing.

• From 2026, the NHG limit will increase to €498,200 for homes that include energy-saving improvements.

This threshold will apply to all types of homes, supporting energy-efficient investments. The main goal remains the same — to make homeownership safer and more affordable by covering potential residual debt if homeowners are unable to pay off their mortgage due to unforeseen circumstances such as job loss, illness, or divorce.

Changes in the NHG limit over the years

The NHG limit increases each year to reflect inflation and rising house prices.
Here is a list of NHG limit changes over recent years:

NHG requirements in 2026

To qualify for NHG in 2026, buyers must meet both property and income requirements.

Property requirements:

• The purchase price, including renovation, must remain below €470,000 in 2026.

• Homebuyers investing in energy-efficient improvements can borrow more — up to €498,200 in 2024.

• The mortgage must be used for a primary residence (not an investment property).

Income requirements

• To qualify for a Dutch mortgage, you must meet specific income criteria.

• If you are self-employed, you must provide proof of income for at least the past 12 months.

NHG interest discount in 2026

The NHG often provides a discount on mortgage interest rates, known as the NHG-discount.

One of the reasons lenders offer a discount is that an NHG mortgage reduces their risk. As a result, many mortgage providers offer a discount on interest rates up to 0.6%.

NHG fee in 2026

The NHG fee is a one-time premium paid when you take out your mortgage. In 2026, this premium will be as in 2025, 0.4% of the total mortgage amount.

Example NHG calculation for 2026

• Home price: €455,000

• Expected value: €465,000

• Mortgage amount: €465,000

• Year of purchase: 2026 — note: the expected value for 2025 is considered too high.

• NHG premium (0.4%): €1,860.

Advantages of NHG

• Lower interest rates compared to non-NHG mortgages

• Financial protection in case of unexpected events (death, divorce, unemployment, disability)

• Peace of mind — residual debt may be forgiven if conditions are met

• Easier approval for some first-time buyers

• Support for sustainable home improvements

Disadvantages of NHG

• The one-time NHG fee can be costly for some buyers

• The maximum property limit excludes high-value homes

• Strict eligibility criteria — not all borrowers qualify

• You must meet NHG conditions before a debt can be waived.

Need mortgage advice? Our experienced mortgage advisors can help you understand the benefits of NHG, identify potential savings, and secure the best possible rate.