Download your free Dutch mortgage guide: how your mortgage is calculated
It's not just your salary. Income, interest rates, debt, energy labels and employment type all play a role. This free guide explains every factor — in plain English.
A 6-page guide to how your Dutch mortgage is calculated
Clear, practical guidance on how your maximum mortgage is calculated — explained in a very simple way.
Understand how lenders use your gross annual income as the starting point — and what other income types (bonuses, holiday pay) can be included.
Why the rate you choose and how long you fix it directly changes your maximum mortgage — with a real example showing the impact of a 1.5% rate difference.
How a home's energy efficiency can increase your borrowing capacity — and how to borrow extra specifically for sustainability improvements.
The specific rules for ZZP freelancers and BV company owners — what documents are needed and how banks assess irregular income.
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Gross annual income: the starting point. Lenders typically allow around 4.25× your gross income — but bonuses, holiday pay and other allowances can also be included.
Interest rate & fixed period: a lower rate means lower monthly costs, allowing you to borrow more. Locking in for 20–30 years can also increase your maximum mortgage.
Loan-to-value (LTV): in the Netherlands you can borrow up to 100% of the property value. Additional buying costs (4–6%) must come from your own savings.
Personal debt & BKR: all existing obligations — student loans, credit cards, car leases, alimony — reduce your available mortgage. BKR registrations are checked by every lender.
Energy label of the home: homes with a better energy label (A, B, A++) allow higher borrowing. You can also borrow extra specifically for energy-saving improvements.
Employment type: permanent contracts, freelance (ZZP), and BV ownership are all assessed differently. Self-employed borrowers need 12–36 months of income history.
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