{"id":271,"date":"2026-10-02T06:48:34","date_gmt":"2026-10-02T06:48:34","guid":{"rendered":"https:\/\/borderlessadvice.com\/?post_type=ba_guide&#038;p=271"},"modified":"2026-10-02T06:48:34","modified_gmt":"2026-10-02T06:48:34","slug":"mortgages-netherlands-newcomers","status":"publish","type":"ba_guide","link":"https:\/\/borderlessadvice.com\/?ba_guide=mortgages-netherlands-newcomers","title":{"rendered":"Mortgages in the Netherlands: borrowing, NHG, advisers and newcomer issues"},"content":{"rendered":"<p class=\"ba-lead wp-block-paragraph\">A Dutch mortgage is constrained by both your finances and the home. Start before bidding: understand borrowing capacity, valuation, cash costs, NHG and how your employment\/residency situation is treated.<\/p>\n<h2 class=\"wp-block-heading\">Two ceilings: income and property value<\/h2><p>Your maximum mortgage depends on statutory affordability rules based on income, interest and financial commitments, and on the value of the home. Rijksoverheid states that a mortgage can normally be up to 100% of the property&#8217;s value. A higher bid does not force the lender to finance the difference.<\/p><!-- \/wp:post-content -->\n<!-- wp:heading --><h2>NHG in 2026<\/h2><!-- \/wp:heading --><p>The 2026 NHG limit is <strong>\u20ac470,000<\/strong>. With qualifying energy-saving measures, the limit can reach <strong>\u20ac498,200<\/strong>, with the extra amount subject to the energy rules. The one-off NHG guarantee fee is <strong>0.4%<\/strong> in 2026. NHG can provide a safety net in qualifying hardship situations and lenders often price NHG loans differently.<\/p><!-- \/wp:paragraph -->\n<!-- wp:heading --><h2>Mortgage types and interest<\/h2><!-- \/wp:heading --><p>Compare annuity and linear repayment, the fixed-interest period, effective monthly cost, flexibility for extra repayments, portability\/moving conditions and what happens when the fixed period ends. Interest-only elements still exist in the market but tax and lending rules make historical and new mortgages different; do not copy an older homeowner&#8217;s structure without advice.<\/p><!-- \/wp:paragraph -->\n<!-- wp:heading --><h2>Direct lender or independent adviser?<\/h2><!-- \/wp:heading --><p>A bank adviser generally advises on that bank&#8217;s own offering. An independent mortgage adviser can compare a wider lender panel, but \u201cindependent\u201d does not automatically mean every lender in the market. Ask which lenders are compared, what advice\/intermediation costs, and whether your case involves specialist lenders.<\/p><!-- \/wp:paragraph -->\n<!-- wp:heading --><h2>Where to start comparing<\/h2><!-- \/wp:heading --><ul><li><a href=\"https:\/\/www.abnamro.nl\/en\/personal\/mortgages\/index.html\" target=\"_blank\" rel=\"noopener\">ABN AMRO mortgages<\/a><\/li><li><a href=\"https:\/\/www.rabobank.nl\/particulieren\/hypotheek\" target=\"_blank\" rel=\"noopener\">Rabobank mortgages<\/a><\/li><li><a href=\"https:\/\/www.ing.nl\/particulier\/hypotheek\" target=\"_blank\" rel=\"noopener\">ING mortgages<\/a><\/li><li><a href=\"https:\/\/www.nhg.nl\/\" target=\"_blank\" rel=\"noopener\">NHG<\/a> for guarantee rules and current limits.<\/li><\/ul><!-- \/wp:list -->\n<!-- wp:heading --><h2>Newcomer and international cases<\/h2><!-- \/wp:heading --><ul><li>Ask how residence status and remaining permit duration are treated.<\/li><li>Foreign salary, employer or currency can change lender acceptance.<\/li><li>Temporary contracts, probation and recent job changes need individual assessment.<\/li><li>Self-employed applicants usually need business\/income evidence; the required history and accepted calculation can vary.<\/li><li>Declare foreign loans, student debt, lease commitments and other financial obligations.<\/li><li>Do not assume a high foreign salary automatically produces the same borrowing result as a straightforward Dutch payroll case.<\/li><\/ul><!-- \/wp:list -->\n<!-- wp:heading --><h2>Before making an unconditional bid<\/h2><!-- \/wp:heading --><p>A calculator is an indication, not a mortgage offer. Get a realistic financing assessment and understand the consequences before waiving a financing condition. Your maximum income-based borrowing amount and the home&#8217;s eventual appraised value are separate risks.<\/p><!-- \/wp:paragraph -->","protected":false},"excerpt":{"rendered":"<p>How Dutch mortgage limits work, what NHG does, where to compare lenders and what international buyers should check before bidding.<\/p>\n","protected":false},"author":1,"featured_media":0,"template":"","ba_country":[2],"ba_topic":[98,287,289,99,288],"ba_audience":[15,16,17],"ba_section":[20,22,19],"ba_stage":[28,30],"ba_location":[],"class_list":["post-271","ba_guide","type-ba_guide","status-publish","hentry","ba_country-netherlands","ba_topic-buying-a-home","ba_topic-mortgage-advice","ba_topic-mortgage-lenders","ba_topic-mortgages","ba_topic-nhg","ba_audience-eu-eea-swiss","ba_audience-non-eu","ba_audience-residents","ba_section-living","ba_section-money-costs","ba_section-moving","ba_stage-getting-established","ba_stage-living-stage"],"_links":{"self":[{"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=\/wp\/v2\/ba_guide\/271","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=\/wp\/v2\/ba_guide"}],"about":[{"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=\/wp\/v2\/types\/ba_guide"}],"author":[{"embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=\/wp\/v2\/users\/1"}],"version-history":[{"count":1,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=\/wp\/v2\/ba_guide\/271\/revisions"}],"predecessor-version":[{"id":272,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=\/wp\/v2\/ba_guide\/271\/revisions\/272"}],"wp:attachment":[{"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=271"}],"wp:term":[{"taxonomy":"ba_country","embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fba_country&post=271"},{"taxonomy":"ba_topic","embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fba_topic&post=271"},{"taxonomy":"ba_audience","embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fba_audience&post=271"},{"taxonomy":"ba_section","embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fba_section&post=271"},{"taxonomy":"ba_stage","embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fba_stage&post=271"},{"taxonomy":"ba_location","embeddable":true,"href":"https:\/\/borderlessadvice.com\/index.php?rest_route=%2Fwp%2Fv2%2Fba_location&post=271"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}