Mortgage Calculator Netherlands

How your mortgage payment is calculated

Your monthly payment is determined by three things: the loan amount, the interest rate, and the term. Change any one and the payment shifts. The calculation uses the annuity formula, which ensures each payment covers that month's interest plus a portion of the principal.

In the early years, most of your payment goes to interest. As the balance drops, more goes to principal. This is why making extra payments early saves a disproportionate amount of interest.

Shorter term vs longer term: what actually matters

A shorter term means a higher monthly payment but far less interest over the life of the loan. A longer term means breathing room each month, but you pay for that comfort in interest.

The right answer depends on your cash flow. If you can comfortably afford the higher payment, it almost always makes financial sense to choose the shorter term.

A middle path: take the longer term for the lower payment, but make extra principal payments when your finances allow. Check with your lender first — some Dutch mortgages limit early repayment.

Dutch mortgage rates in 2026

Fixed rates in the Netherlands for a 10-year term currently sit between roughly 3.5% and 5%, depending on your lender, loan-to-value ratio, and whether you qualify for NHG (Nationale Hypotheek Garantie).

NHG is worth getting if your loan falls below the threshold (€470,000 in 2026). It reduces your interest rate by roughly 0.5 to 0.7 percentage points and protects you if you are forced to sell at a loss.

Always compare at least three lenders. A 0.5% difference in rate on a €300,000 loan over 25 years is about €23,000 in extra interest. A hypotheekadviseur can often find better rates than going directly to a bank — the fee is usually worth it.

Dutch mortgage rates by lender — 2026

Indicative rates from major Dutch lenders for a 10-year fixed-rate period (July 2026). Exact rates depend on your loan-to-value and NHG eligibility.

Rates are indicative based on publicly available market data (July 2026) for 10-year fixed terms. Always request quotes from at least three lenders before committing.

Enter any rate into the calculator above to see your exact monthly payment.

How much can you borrow? Maximum Dutch mortgage (2026)

Your maximum Dutch mortgage is determined by two independent limits: your income (LTI norm, via NIBUD tables) and the property value (LTV norm). Both apply simultaneously — you cannot exceed either one.

Income limit (LTI) — NIBUD tables

At a fixed rate of approximately 4% (10-year term), the indicative maximum mortgage for a single applicant in the Netherlands is:

Indicative at ~4% fixed rate (10 yr), no other debts. NIBUD norms are revised annually and shift with interest rate levels. Your lender or mortgage advisor will apply the exact current tables.

Property value limit (LTV)

In the Netherlands you can borrow up to 100% of the appraised property value. Closing costs — transfer tax (2%), notary fees, and appraisal — must come from your own savings. Budget 3%–6% in buyer's costs on top of the purchase price.

Two incomes: how much more can you borrow?

Since 2023, both incomes are counted at 100% in Dutch mortgage calculations. Two partners each earning €40,000 can borrow approximately what someone earning €80,000 would — around €340,000–€360,000 indicatively. Check the NIBUD tables for your exact combined income.

What reduces your maximum mortgage?

Key terms this calculator uses

Frequently asked questions