Mortgage Calculator Netherlands for Expats

What Does the Mortgage Calculator Show?

Depending on the information entered, the calculator can provide an indication of:

• Your maximum mortgage based on income
• Your estimated gross monthly mortgage payment
• The effect of a partner’s income
• The potential influence of existing debts
• Your approximate mortgage-to-income ratio
• The purchase price range that may be realistic
• Whether additional personal funds could be required
• Whether a personal lender assessment is recommended

The maximum mortgage shown is not necessarily the same as the maximum price you should offer for a property.

Your final purchase budget also depends on the property’s appraised market value, your savings, buying costs and whether you plan to bid above the valuation.

How Is a Maximum Mortgage Calculated in the Netherlands?

A Dutch mortgage is restricted by two separate limits.

1. Maximum Mortgage Based on Your Income

The first limit is based on the mortgage payment considered affordable for your household.

This calculation considers factors such as:

• Your qualifying gross annual income
• Your partner’s qualifying income
• The mortgage interest rate
• The selected fixed-interest period
• Your age
• Existing loans and financial commitments
• Student debt
• Maintenance or alimony obligations
• The energy label of the property
• The applicable Dutch lending standards

The lending standards are updated annually. A calculation made using old income norms or an outdated interest rate may therefore no longer reflect your current borrowing capacity.

2. Maximum Mortgage Based on the Property Value

The second limit is based on the independently appraised market value of the home.

In the Netherlands, a regular residential mortgage can generally finance up to 100% of the appraised market value.

This means you are restricted by whichever amount is lower:

• The mortgage your income supports
• The amount the property value supports
  
  

Example: Your Income Supports More Than the Property Value

Suppose your income supports a mortgage of €480,000, but the property is valued at €450,000.

The standard maximum based on the property value would generally be €450,000.

Example: The Property Value Is Higher Than Your Income Limit

Suppose a home is valued at €450,000, but your income supports a maximum mortgage of €420,000.

Your income-based maximum would generally restrict the mortgage to €420,000.

You would need personal funds to cover the difference if you still wanted to purchase the property.

Maximum Mortgage Versus Maximum Purchase Price

Your calculator result is not automatically your maximum purchase price.

When calculating a safe purchase budget, you should consider:

• Your maximum income-based mortgage
• The expected appraised property value
• Any amount offered above the appraised value
• Transfer tax, if applicable
• Mortgage advice costs
• Notary fees
• Valuation costs
• Structural inspection costs
• Purchasing agent fees
• Moving and renovation expenses
• The financial buffer you want to retain

A mortgage can generally cover up to 100% of the appraised property value, but the additional costs of purchasing the home usually need to be paid from your own funds.

For a complete overview, read our guide to the costs of buying a house in the Netherlands.

Information You Need for the Mortgage Calculator

For the most useful result, collect the following information before starting.

Gross Annual Income

Enter your gross qualifying annual income before income tax.

Depending on your employment agreement, qualifying income may include:

• Fixed annual salary
• Holiday allowance
• A guaranteed thirteenth-month payment
• Fixed structural allowances
• Certain structural bonus income

Do not automatically add every allowance, reimbursement or variable payment. A lender may include only income that is structural, verifiable and expected to continue.

Partner’s Income

When you buy with a partner, qualifying partner income can increase your maximum mortgage.

Both applicants will still need to meet the lender’s acceptance requirements. The lender assesses each person’s income, contract, debts and residence status.

Employment Contract

Your contract type can affect how your income is assessed.

Relevant situations include:

• Permanent employment
• A temporary contract with an intention statement
• A temporary contract without an intention statement
• Agency or flexible employment
• Self-employment
• Employment with a foreign employer
• Income paid in a foreign currency

A permanent contract is not compulsory for every Dutch mortgage. However, an online calculator may not correctly process all alternative income-assessment methods.

Read more about how your employment contract affects your Dutch mortgage.

Existing Debts and Financial Commitments

Enter all relevant financial obligations honestly.

These can include:

• Student debt
• Personal loans
• Private lease contracts
• Credit card facilities
• Buy-now-pay-later credit
• Maintenance or alimony
• Existing mortgages
• Loans outside the Netherlands
• Other recurring credit commitments

Even when a foreign debt does not appear in the Dutch BKR register, it must still be disclosed during a mortgage application.

Existing obligations reduce the amount of monthly income available for mortgage payments and can therefore lower your maximum mortgage significantly.

Mortgage Interest Rate

The interest rate influences both your borrowing capacity and your monthly payment.

A different:

• Interest rate
• Fixed-interest period
• Mortgage term
• Mortgage type

can produce a different result.

The rate used by an online calculator is an assumption. Your eventual rate depends on factors such as:

• The selected lender
• The loan-to-value ratio
• Whether NHG applies
• The fixed-rate period
• Any lender-specific discounts
• The mortgage product selected
  
  

Energy Label

The energy label of the property can affect the mortgage calculation.

Under the 2026 lending rules, additional borrowing capacity may be available when purchasing a more energy-efficient property.

Compared with a property with energy label E, F or G, the maximum additional amount that may be disregarded in the affordability calculation is:

• Energy label C or D: up to €5,000
• Energy label A or B: up to €10,000
• Energy label A+ or A++: up to €20,000
• Energy label A+++: up to €25,000
• Energy label A++++: up to €30,000
• Qualifying A++++ property with a long-term energy-performance guarantee: up to €40,000

These amounts do not automatically mean that every buyer can borrow the full additional amount. Your income, debts, property value and lender assessment still apply.

When you have not selected a property yet, use a conservative label assumption and recalculate once you know the home’s official energy label.

English Guide to Common Dutch Calculator Terms

The current calculation tool may contain Dutch field names. The following translations can help:

• Bruto jaarinkomen: gross annual income
• Inkomen partner: partner’s income
• Vakantiegeld: holiday allowance
• Loondienst: employed
• Zelfstandig ondernemer: self-employed
• Vast contract: permanent contract
• Tijdelijk contract: temporary contract
• Studieschuld: student debt
• Leningen: loans
• Financiële verplichtingen: financial commitments
• Hypotheekrente: mortgage interest rate
• Rentevaste periode: fixed-interest period
• Looptijd: mortgage term
• Energielabel: energy label
• Maximale hypotheek: maximum mortgage
• Bruto maandlast: gross monthly payment
• Netto maandlast: estimated net monthly payment

Not sure which figure to enter?

Ask an English-speaking mortgage advisor

How Accurate Is an Online Mortgage Calculator?

A mortgage calculator can provide a useful first indication when you have a relatively straightforward income situation.

However, it cannot provide certainty that a lender will approve the amount shown.

The result can be different after a professional assessment because a calculator may not fully account for:

• Lender-specific expat policies
• A temporary residence permit
• A temporary employment contract
• An intention statement from your employer
• Recent changes in salary
• Variable or performance-related income
• Foreign employment
• Foreign-currency income
• The 30% ruling
• Self-employed income
• Income from multiple sources
• Debts outside the Netherlands
• A partner who has not yet moved to the Netherlands
• A property with unusual legal or structural characteristics

Your real maximum may be higher or lower than the online result.

A professional calculation is not intended simply to maximise the amount borrowed. It should determine how much you can borrow responsibly, which lenders accept your situation and what purchase price remains realistic after all other costs.

Expat Situations That Require a Personal Calculation

Temporary Employment Contract

A temporary contract does not automatically prevent you from obtaining a mortgage.

Your income may be assessed using:

• An employer’s intention statement
• Previous annual income
• Your employment history
• A recognised employment market assessment
• Other evidence that your income is likely to continue

The accepted method varies between lenders and may not be available in a standard calculator.

Self-Employed or Freelance Income

A generic calculator cannot reliably calculate every self-employed applicant.

Lenders may examine:

• Annual accounts
• Income tax returns
• Current business results
• Business continuity
• Your industry and professional experience
• Income earned before starting the business
• The duration of your self-employment

You do not necessarily need three complete financial years in every situation, but the available options depend on the lender and income-assessment method.

Foreign or Non-Euro Income

Foreign income does not automatically make a Dutch mortgage impossible.

However, the available lenders and qualifying income can depend on:

• The country where the employer is based
• The currency in which you are paid
• Exchange-rate risk
• The employment contract
• Whether the income is taxable in the Netherlands
• How stable and verifiable the income is

A calculator may accept the full figure entered even when a lender would assess it differently.

The 30% Ruling

Do not enter the value of the 30% ruling as if it were additional gross salary.

The ruling affects your net disposable income, but lenders determine qualifying mortgage income using their own assessment of your salary documents and the remaining duration of the arrangement.

The way this affects your maximum mortgage can vary by lender and personal situation. A manual calculation is therefore recommended.

Residence Status

Nationality does not by itself determine how much mortgage you can obtain.

For non-EU applicants, however, the type and remaining duration of the residence permit can affect which lenders are available and how an application is assessed.

A standard online calculator normally does not check these lender-specific acceptance rules.

For a complete explanation, read our guide to expat mortgage requirements and the Dutch mortgage process.

Does Student Debt Affect Your Mortgage Calculation?

Yes. Student debt can reduce your maximum mortgage because the monthly repayment reduces the amount available for housing expenses.

A lender generally looks at the applicable monthly DUO payment or the amount you are expected to pay under the relevant repayment rules.

Always enter your student debt when requested by the calculator and disclose it during the formal mortgage application.

Extra repayment of student debt can sometimes increase your mortgage capacity by reducing the monthly obligation. Whether this is financially worthwhile should be assessed before you use a large part of your savings.

Does the Calculator Show Monthly Mortgage Payments?

The calculator can provide an indication of the monthly payment associated with the mortgage amount entered or calculated.

Check carefully whether the result refers to:

• Gross monthly payments
• Estimated net monthly payments
• Interest only
• Interest and repayment
• An annuity mortgage
• A linear mortgage
  
  

Gross Monthly Payment

The gross payment is the amount paid to the lender before considering any potential mortgage interest deduction.

Estimated Net Monthly Payment

A net estimate attempts to account for the possible tax effect of deductible mortgage interest.

The actual tax benefit depends on your income, tax position, mortgage structure and whether the mortgage meets the requirements for owner-occupied home debt.

Do not base your purchase decision only on a net calculator figure. Also consider maintenance, insurance, municipal taxes, VvE contributions, ground lease and utilities.

Annuity Versus Linear Monthly Payments

An annuity mortgage generally starts with a lower gross payment than a comparable linear mortgage.

A linear mortgage repays the principal more quickly, which normally produces:

• Higher payments at the beginning
• Decreasing payments over time
• Less total interest over the full term
  
  

Compare the differences in our guide to annuity and linear mortgages in the Netherlands.

Can You Borrow More with NHG?

NHG does not remove the income-based affordability rules.

It can, however:

• Provide additional protection in certain difficult financial situations
• Give access to an NHG mortgage rate
• Reduce the interest rate offered by some lenders
• Indirectly affect the calculated borrowing capacity when the applicable interest rate is lower

In 2026, the standard NHG limit is €470,000. When qualifying energy-saving measures are included, the applicable maximum can be higher.

Read our complete NHG mortgage guide for expats.

Does the Mortgage Calculator Include Buying Costs?

No. The maximum mortgage result should not be interpreted as including all costs associated with purchasing a home.

Buyers may need personal funds for:

• Transfer tax
• Mortgage advice
• The civil-law notary
• The property valuation
• A structural survey
• A purchasing agent
• A bank guarantee
• NHG costs
• Translation or interpreter services
• Moving and renovation
• Any amount offered above the appraised value

Calculate these costs separately before making an offer.

View all Dutch home-buying costs

Can Buying Be Cheaper Than Renting?

A maximum mortgage calculator does not provide a complete rent-versus-buy comparison.

To compare renting and buying properly, you need to consider:

• Current rent
• Expected mortgage payments
• Buyer costs
• Maintenance
• VvE contributions
• Municipal taxes
• Insurance
• Expected length of ownership
• Mortgage repayment
• Potential property-value changes
• The opportunity cost of your savings

Use our separate rent versus buy calculator and guide for the Netherlands for this search intent.

What to Do After Calculating Your Mortgage

Step 1: Save Your Result

Record:

• The income entered
• The interest rate used
• The calculated maximum mortgage
• The estimated monthly payment
• Any debts entered
• The energy label selected

This makes it easier to understand why another calculation produces a different result.

Step 2: Calculate Your Available Personal Funds

Determine how much savings you can use for:

• Buyer costs
• Overbidding
• Renovation
• Moving
• A financial emergency buffer

Do not assume that every euro of savings should be used for the purchase.

Step 3: Request a Personal Mortgage Calculation

An advisor can verify:

• Which income components lenders will accept
• How your employment contract should be assessed
• Whether partner or foreign income can be included
• How debts influence the result
• Which lenders accept your residence status
• Whether NHG applies
• Whether the calculator result is realistic
  
  

Step 4: Determine Your Safe Bidding Limit

Your safe maximum bid is based on more than your maximum mortgage.

It should account for:

• The expected valuation
• Your available savings
• The financing condition
• Buyer costs
• The condition of the property
• Your preferred monthly budget
  
  

Step 5: Prepare for the Mortgage Application

Collecting your documents early can prevent delays once your offer is accepted.

See our document checklist for an expat mortgage.

Why Use Expat Mortgage Platform?

Expat Mortgage Platform provides independent Dutch mortgage advice specifically for international buyers.

We help you move from an online indication to a mortgage that can actually be approved.

Our advisors can:

• Calculate your realistic maximum mortgage
• Compare suitable Dutch mortgage providers
• Assess temporary and permanent employment contracts
• Review self-employed and foreign income
• Check residence-permit requirements
• Calculate expected mortgage payments
• Identify the personal funds you need
• Compare rates and mortgage conditions
• Prepare and submit the application
• Coordinate with the lender, appraiser, estate agent and notary

Your first consultation is free and without obligation.

Book a free expat mortgage consultation

Frequently Asked Questions About the Netherlands Mortgage Calculator

How much mortgage can I borrow in the Netherlands?

Your maximum mortgage depends on your qualifying income, debts, interest rate, fixed-interest period, energy label and the property’s market value. You are restricted by whichever is lower: the income-based maximum or the property-value-based maximum.

Is the mortgage calculator result final?

No. The result is an initial estimate and is not a mortgage offer or lender approval. A lender must still assess your income, debts, residence status, documents and the property.

Can expats use the same mortgage calculator as Dutch buyers?

Yes, but a standard calculator may not correctly process expat-specific factors such as foreign income, a residence permit, a temporary contract, the 30% ruling or recently established self-employment.

Can I use the calculator if I do not speak Dutch?

Yes. The English explanations on this page translate the most common Dutch terms. Our advisors can also check and explain your result in English during a free consultation.

Can I include my partner’s income?

Yes, qualifying partner income can generally be included when you purchase together. Both incomes and both applicants’ financial obligations must be assessed.

Can I get a mortgage with a temporary employment contract?

Often, yes. An intention statement, employment history or another accepted assessment method may be used. The available options vary between lenders.

Can self-employed expats use the calculator?

You can use it for a rough orientation, but a standard calculator may not produce a reliable result for self-employed income. A personal income assessment is usually required.

Does the 30% ruling increase my maximum mortgage?

Not automatically. The ruling can increase your net disposable income, but lenders assess the qualifying income shown by your employment and salary documents. Treatment can vary, so a personal calculation is recommended.

Does student debt reduce my mortgage?

Yes. The applicable student-loan payment is treated as a financial obligation and can reduce your maximum mortgage.

Can I borrow 100% of the purchase price?

You can generally borrow up to 100% of the appraised market value, provided your income supports the amount. When the purchase price is higher than the valuation, the difference normally requires personal funds.

Does the calculator include transfer tax and notary fees?

No. Additional buying costs generally need to be paid from your own savings and should be calculated separately.

Does the energy label affect my mortgage?

Yes. The Dutch lending rules allow additional borrowing capacity for more energy-efficient homes. The amount depends on the official energy label and your overall eligibility.

Does the calculator show gross or net monthly payments?

This depends on the module and selected output. Always check whether the result is labelled as a gross payment or an estimated net payment after potential tax effects.

Can I use the calculator before moving to the Netherlands?

Yes, for an initial indication. A formal assessment may require information about your future Dutch employment, relocation date, residence status and registration.

Is there a separate Amsterdam mortgage calculator?

No separate lending rules apply only to Amsterdam. The same national affordability rules are used throughout the Netherlands. However, local house prices, ground lease and the amount commonly offered above the valuation can affect your practical buying budget.

Can the calculator guarantee that my mortgage will be approved?

No. Only a mortgage provider can issue a binding offer after reviewing your complete application and the property.

Calculate Your Mortgage and Confirm the Result

A mortgage calculator is the right place to start, but it should not be the last step before making an offer.

Use the calculator to estimate:

• How much you may be able to borrow
• What your monthly payment could be
• Which purchase price may be realistic

Then let an expat mortgage advisor check the assumptions, compare suitable lenders and calculate the personal funds you will need.

The first consultation is free and without obligation.

Confirm my maximum mortgage