Frequently Asked Questions

Your maximum mortgage is determined by several factors:

• Your income (and your partner's)

• Your type of employment contract

• Any student loans or other debts

• The mortgage interest rate

Use our calculator above to make an accurate calculation. As a rule of thumb, you can typically borrow around 4.5 times your gross annual income.

Buyers costs are the additional costs you need to pay when purchasing a property:

• Transfer tax (0% for first-time buyers under 35 for properties up to €555,000, otherwise 2%)

• Notary fees (approximately €1,500)

• Valuation report (approximately €500)

• Mortgage advice (€2,000 - €3,000)

• Bank guarantee (approximately 1% of the deposit)

Budget for about 3-4% of the purchase price if you're not exempt from transfer tax.

A student loan affects your maximum mortgage. In 2026, this is calculated as follows:

Weighting factor based on mortgage interest rate:

• Up to 2.0%: factor 1.05

• 2.001% - 2.5%: factor 1.10

• 2.501% - 3.0%: factor 1.15

• 3.001% - 3.5%: factor 1.20

• 3.501% - 4.0%: factor 1.20

• 4.001% - 4.5%: factor 1.25

• 4.501% - 5.0%: factor 1.30

• 5.001% - 5.5%: factor 1.30

• 5.501% - 6.0%: factor 1.35

• From 6.001%: factor 1.40

Example calculation:

• Student loan with monthly payment of €60

• Mortgage interest rate of 3.6%

• Weighting factor 1.20

• Monthly burden for mortgage: €60 × 1.20 = €72

This means:

• The actual monthly payment (€60) is increased by the weighting factor

• The increased amount (€72) is deducted from your maximum mortgage payment

• With €700 maximum mortgage payment, this becomes €628 (€700 - €72)

Important:

• You must always disclose your student loan when applying for a mortgage

• Concealing a student loan is mortgage fraud

• Extra repayment on your student loan can increase your mortgage possibilities

• Ask a mortgage advisor for a personal calculation

A private lease car has a significant impact on your maximum mortgage:

Calculation:

• The monthly lease costs are multiplied by a factor of 65%

• This amount is considered as a monthly financial obligation

• This obligation is deducted from your maximum mortgage payment

Example:

• With a private lease of €400 per month

• €260 (65% of €400) is counted as monthly obligation

• This reduces your maximum mortgage by approximately €60,000

Alternatives:

• Business lease usually has no impact on your mortgage

• For self-employed/freelancers, business lease might count if costs are paid from own revenue

• Buying a car (possibly with a car loan) might be more advantageous

• Terminating the contract before the mortgage application (mind the notice period)

Tip: Considering a private lease car? Calculate the impact on your maximum mortgage first.

NHG is a mortgage guarantee that offers several benefits:

• Protection against residual debt in case of forced sale (under conditions)

• Lower mortgage interest rate (approximately 0.5% discount)

• Extra borrowing capacity for energy-saving measures (up to 6% extra)

NHG is possible for properties up to €470,000 (2026). You pay a one-time premium of 0.4% of the mortgage.

In 2026, the gift tax exemptions for home purchases are:

Annual exemption:

• €6,908 per year from parents (or parents-in-law)

• €2,769 per year from other family members or third parties

• If you're a couple, both partners can receive this amount

One-time increased exemption (parents only):

• €33,129 one-time from parents, if the recipient is 18 to 39 years old

• May be spent freely — a home purchase is not required

• If you're a couple, both partners can use their own one-time exemption

Important rules:

• You cannot combine the annual and one-time exemption in the same year

• The one-time exemption can only be used once in your lifetime

• The one-time exemption can be used freely (not only for home purchase)

• Gifts above these amounts are taxed: children 10% up to €158,669 and 20% above; other recipients 30%/40%

Example:

• Parents gift €30,000 → Use one-time exemption, pay €0 gift tax

• Parents gift €40,000 → €33,129 exempt, €6,871 taxable = €687 gift tax

Calculate your gift tax with our family help calculator: [https://huiskoopwijzer.nl/en/family-help](https://huiskoopwijzer.nl/en/family-help)

The most common mortgage types are:

• Annuity mortgage: Fixed monthly payments, initially mostly interest, later more repayment

• Linear mortgage: Decreasing monthly payments, equal repayment plus interest

• Interest-only mortgage: Only pay interest (max. 50% of property value)

For full mortgage interest deduction, you must choose an annuity or linear mortgage.

• Fixed rate: Certainty about your monthly payments for a specific period (e.g., 10, 20, or 30 years)

• Variable rate: Interest rate that moves with market rates, usually adjusted monthly

Most people choose (partly) fixed rates for certainty. A longer fixed-rate period means a higher interest rate.

The most important insurance policies are:

• Building insurance (required for a mortgage)

• Contents insurance (not required but recommended)

• Life insurance (often required with NHG)

• Income protection insurance (optional, covers mortgage payments in case of disability)

Mortgage rates in the Netherlands vary by lender and loan terms. As of 2026:

Typical ranges:

• 10-year fixed rate: 3.5% - 4.2%

• 20-year fixed rate: 4.0% - 4.8%

• 30-year fixed rate: 4.2% - 5.0%

Factors affecting your rate:

• Loan-to-value ratio (lower LTV = better rate)

• Fixed-rate period (longer period = higher rate)

• NHG eligibility (can reduce rate by ~0.5%)

• Your financial profile and credit history

• Lender competition and market conditions

Important notes:

• Rates change daily based on market conditions

• Always compare multiple lenders for the best deal

• Consider the total cost, not just the interest rate

• Factor in closing costs and mortgage advice fees

Use our interest rate comparison calculator to see how different rates affect your payments: [https://huiskoopwijzer.nl/en/interest-comparison](https://huiskoopwijzer.nl/en/interest-comparison)

In the Netherlands, you can typically finance up to 100% of the property value, meaning technically no down payment is required. However, having a down payment offers several advantages:

Benefits of a down payment:

• Lower monthly mortgage payments

• Better interest rates from lenders

• Reduced loan-to-value ratio

• More negotiating power with sellers

• Protection against negative equity

Common down payment amounts:

• 0% - 10%: Most common for first-time buyers

• 10% - 20%: Provides better rates and terms

• 20%+: Excellent rates and maximum flexibility

Sources for down payment:

• Personal savings

• Family gifts (with tax exemptions)

• Sale of previous property

• Investment returns or bonuses

Important considerations:

• Keep some savings for buyers costs (3-4% of purchase price)

• Maintain an emergency fund for unexpected expenses

• Consider the opportunity cost of using all your savings

Calculate your optimal down payment with our mortgage calculator: [https://huiskoopwijzer.nl/en#calculators](https://huiskoopwijzer.nl/en#calculators)

Amsterdam offers diverse neighborhoods with varying price points for first-time buyers:

More affordable areas (€4,000-6,000/m²):

• Noord: Up-and-coming area with good connections

• Nieuw-West: Family-friendly with parks and amenities

• Zuidoost: Diverse area with improving infrastructure

• IJburg: Modern waterfront living with new developments

Mid-range areas (€6,000-8,000/m²):

• Oost: Trendy area with parks and cultural venues

• West: Mix of residential and commercial areas

• Westerpark: Green spaces and good transport links

Premium areas (€8,000+/m²):

• Zuid: Upscale area with excellent amenities

• Centrum: Historic center with high property values

• Oud-Zuid: Prestigious area with museums and parks

Factors to consider:

• Transport connections to your workplace

• Future development plans for the area

• School quality if you have or plan children

• Local amenities (shops, restaurants, parks)

• Parking availability and costs

Use our house value predictor to compare prices across Amsterdam neighborhoods: [https://huiskoopwijzer.nl/en/house-value-predictor](https://huiskoopwijzer.nl/en/house-value-predictor)

First-time buyers can use the transfer tax exemption (startersvrijstelling) and pay 0% instead of 2%.

Conditions in 2026:

• You are between 18 and 34 years old (you must be under 35 at the moment of transfer)

• You buy a home to live in yourself (not to rent out)

• The purchase price is €555,000 or lower

• You have not used the exemption before

On a €400,000 home this saves you €8,000. Above €555,000 you pay 2% over the full amount.

See a full breakdown with our buyer's costs calculator: [https://huiskoopwijzer.nl/en/buyers-costs](https://huiskoopwijzer.nl/en/buyers-costs)

There is no fixed rule — overbidding depends heavily on location and demand.

Rough guidance for 2026:

• Nationally the average is around 3-4% above the asking price

• In quiet regions bids are often at or below asking price

• In Amsterdam and Utrecht overbidding of 7% or more is common

What to look at: how long the property has been listed, the number of interested buyers, and recent sales of similar homes nearby.

Remember: banks finance at most the appraisal value. Anything you bid above that, you pay from your own money.

Get an indicative bidding range for your neighbourhood: [https://huiskoopwijzer.nl/en/bidding-guide](https://huiskoopwijzer.nl/en/bidding-guide)

The energy label matters for both financing and value:

• Extra borrowing capacity: on top of your normal maximum mortgage you can borrow extra to finance energy-saving measures. With NHG the limit rises to €498,200 (2026) when you include energy measures.

• Home value: an A-label home is worth roughly 15-20% more than a comparable G-label home (Brainbay/Kadaster).

• Lower monthly costs: a better label means lower energy bills, improving your total housing costs.

Estimate the cost, subsidy and value impact of measures: [https://huiskoopwijzer.nl/en/energy-savings](https://huiskoopwijzer.nl/en/energy-savings)

Yes, but lenders assess your income differently:

Self-employed (zzp):

• Most lenders look at the average income over the last 1 to 3 years

• Some lenders accept 1 year of figures, sometimes supported by a forecast

• A stable or growing income improves your chances

Temporary contract:

• With an employer's statement of intent (intentieverklaring) a temporary contract is usually accepted

• Without it, lenders often use your average income over recent years

Tip: NHG is possible in both situations under conditions. A mortgage advisor can identify lenders that suit your profile.

A financing contingency is a clause in your offer that lets you cancel the purchase without penalty if you cannot arrange the mortgage in time.

Why it matters:

• Without it, and if your financing falls through, you owe a penalty of 10% of the purchase price

• In competitive markets buyers sometimes bid without this clause to be more attractive — this is risky

• The contingency has a deadline (often 4-6 weeks); make sure it is realistic

Only waive this clause if you are genuinely certain your financing is secure.

It depends on your situation, but the key difference is wealth building:

• When you buy, part of your monthly payment repays the loan — you build equity instead of paying rent

• Buying involves one-time costs (buyer's costs) and maintenance is your responsibility

• Renting offers more flexibility if you expect to move within a few years

As a rule of thumb, buying tends to pay off if you stay put for at least 5-7 years.

Compare the full monthly cost of both: [https://huiskoopwijzer.nl/en/rent-vs-buy](https://huiskoopwijzer.nl/en/rent-vs-buy)

From accepted offer to keys usually takes about 6 to 12 weeks, but the full journey varies:

• Orientation and viewings: a few weeks to several months

• From accepted offer to signing the purchase agreement: a few days

• Cooling-off period (bedenktijd): 3 days after signing

• Arranging the mortgage: typically 4-6 weeks (your financing contingency deadline)

• Transfer at the notary: on the agreed completion date

Follow the logical order step by step: [https://huiskoopwijzer.nl/en/step-by-step](https://huiskoopwijzer.nl/en/step-by-step)