Mortgage advice for starters: all you need and want to know

How Much Mortgage Can I Get in the Netherlands?

Looking to buy a house in the Netherlands? As an expat, your first question is likely: "How much can I actually borrow?" Determining your maximum Dutch mortgage depends on several rules and regulations specific to the Netherlands. You can use our online mortgage calculator to get a quick estimate of your maximum loan and expected monthly payments. This will help you narrow down your search for the perfect home on Funda.

However, a calculation tool is just an estimate. Below, we break down the 5 most important factors that Dutch banks use to determine your exact maximum mortgage.

1. Your Gross Income (Loan-to-Income)

The foundational factor for your maximum mortgage is your gross income. Ultimately, lenders look at the balance between the requested loan and what you earn.

If you have a permanent employment contract, we don't just look at your base salary. We also include standard Dutch benefits in your gross income, such as:

Your 8% holiday allowance (vakantiegeld)
A fixed 13th month
A fixed year-end bonus

Self-employed or no permanent contract? Don't worry! If you are a freelancer (ZZP), an entrepreneur, or have a temporary contract, you can still get a mortgage. Your gross income will simply be calculated differently. Variable bonuses or regular overtime can sometimes be included as well. A Mortgage Spotters advisor can calculate exactly what this means for your specific situation.

2. The Mortgage Interest Rate

A low mortgage rate sounds great, and it is—as long as you fix that rate for at least 10 years.

If you choose a shorter fixed-interest period (e.g., 1 or 5 years), Dutch regulations require banks to calculate your maximum mortgage using a standardized "stress test" rate (currently a reference rate of 5% set by the AFM).

Why? The bank wants to be absolutely certain you can still afford your monthly payments if interest rates skyrocket after your short fixed period ends.
The result: Fixing your interest rate for less than 10 years will often significantly lower your maximum borrowing capacity.

3. The Value of Your Dream Home (Loan-to-Value)

In the Netherlands, the maximum mortgage you can get is strictly tied to the market value of the property. This is known as the Loan-to-Value (LTV).

The golden rule: Your mortgage can never exceed 100% of the property's appraised market value.
Because closing costs, taxes, and advisory fees cannot be financed in your mortgage, you will always need to bring some of your own savings to complete the purchase.

Planning to renovate or make the house sustainable? If you plan to invest in energy-saving measures (like solar panels or insulation), the Dutch government allows you to borrow up to 106% of the property value, giving you an extra budget for sustainability upgrades.

4. Your Financial Obligations (BKR Registration)

Your outstanding debts heavily impact the portion of your income available for mortgage payments. Dutch lenders will check your financial history at the BKR (Dutch Credit Registration Agency).

Obligations that lower your maximum mortgage include:

Student loans
Personal bank loans or overdraft limits
Credit cards (if you have a delayed repayment facility)
Smartphone plans (if the device is paid off monthly)
Private car lease contracts

Expert Tip: You can check your own BKR registration for free online. Always inform your Mortgage Spotters advisor about all your financial obligations upfront—even foreign student loans—to avoid your mortgage application being rejected later in the process.

5. The Housing Expense Ratio (Woonquote)

This is a lesser-known but crucial factor. The housing expense ratio is the maximum percentage of your gross income that you are legally allowed to spend on mortgage payments (interest + principal repayment).

The exact percentage you are allowed to spend depends on:

Your combined income (if buying with a partner)
The current mortgage interest rates
Your age and retirement status

Ready to find out exactly what you can borrow?

As you can see, calculating a Dutch mortgage involves many moving parts. While an online tool gives you a great head start, an exact calculation requires a personalized look at your finances.

The independent expat experts at Mortgage Spotters are happy to run the exact numbers for you and explain all your options during a free, no-obligation consultation.

Schedule an appointment