Buying your first home in 2026

As a first-time buyer you get advantages other buyers don't: 0% transfer tax, NHG and extra borrowing room for energy-efficient homes. This guide takes you through every step — with a free calculator for each decision.

First-time buyer exemption

0% transfer tax

age 18–34, price ≤ €555,000, own occupancy, once per lifetime

NHG limit 2026

€470,000

≈ 0.5% lower interest rate and protection against residual debt

Borrowing capacity

± 4.7 × income

2026 lending standards; energy label A or better adds extra room

Buyer's costs

± 3–4%

notary, advice, valuation — or 1–2% with the exemption

From first search to keys: 6 steps

1. Know your budget

Calculate your maximum mortgage and what a home costs per month — or start from your current rent and work backwards.

Maximum mortgage What can I buy?

2. Map the one-off costs

On top of the price you pay buyer's costs. As a first-time buyer under 35 you often skip the 2% transfer tax entirely.

Buyer's costs calculator

3. View homes properly

Use a structured checklist per viewing: construction, moisture, installations, neighbourhood and the questions to ask the agent.

Viewing checklist

4. Make a smart bid

See what people overbid in the city and neighbourhood, and check how much of your bid the bank will actually finance.

Bidding guide Prices per city

5. Don't forget the recurring costs

Municipal charges differ by hundreds of euros per year between municipalities — check them before you choose where to buy.

Municipal charges

6. Follow the full process

From viewing to notary: the step-by-step plan walks you through every calculator in the right order.

Step-by-step plan

Frequently asked by first-time buyers

How much can I borrow for my first home?
Roughly 4.7 times your gross annual income, following the 2026 lending standards. Flexible contracts, student loans and other obligations lower this; an energy label A or better raises it. Use the maximum mortgage calculator for your own situation.
What is the first-time buyer exemption in 2026?
Buyers aged 18–34 pay 0% transfer tax instead of 2% on a home up to €555,000, provided they will live there themselves. The exemption can be used once per lifetime, so with a purchase of €400,000 it saves €8,000.
How much own money do I need as a first-time buyer?
You can borrow up to 100% of the home value, but the buyer's costs (roughly 3–4%, or 1–2% with the exemption) must come from your own money. On top of that, overbidding above the valuation has to be paid from savings too.
Is NHG worth it for first-time buyers?
Below the €470,000 limit, NHG usually pays off: you get roughly 0.5% interest discount and protection against residual debt in case of forced sale. The one-off premium is 0.4% of the mortgage.

More questions? See the full FAQ →

All amounts and rules on this page follow the official 2026 regulations (Belastingdienst, NHG, Nibud lending standards). Outcomes are indicative — consult a certified mortgage advisor for binding advice.