Information checked on 28 October 2026.
Buying a home in the Netherlands in 2027? The standard National Mortgage Guarantee limit will rise to €500,000, while the property-value threshold for the starter transfer tax exemption will increase to €615,000. NHG has also announced changes to energy-saving finance and the assessment of foundation risks.
These changes affect different parts of your purchase. A higher NHG limit can make the guarantee available for your mortgage. A transfer tax exemption can reduce your upfront costs. Your personal borrowing capacity still needs a separate calculation.
Dutch mortgage changes in 2027 at a glance
| Topic | 2026 | From 1 January 2027 |
|---|---|---|
| Standard NHG limit | €470,000 | €500,000 |
| NHG limit with qualifying energy-saving measures | €498,200 | €530,000 |
| One-off NHG fee | 0.4% of the mortgage amount | Remains 0.4% |
| Starter transfer tax exemption: maximum property value | €555,000 | €615,000 |
The new NHG limits and the 2027 transfer tax threshold have been announced or officially set. NHG’s full 2027 conditions are scheduled for publication on 30 October 2026. This article covers the changes announced so far, rather than every Dutch mortgage rule for 2027.
1. The NHG limit rises to €500,000
The €30,000 increase in the standard limit brings more purchases within reach of NHG. For eligible financing that includes energy-saving measures, the upper limit becomes €530,000.
The higher energy-saving limit is earmarked for qualifying improvements. It should not be read as an unrestricted €530,000 purchase budget.
NHG provides a safety net under specific conditions when personal circumstances make mortgage payments difficult. It can also mean a lower interest rate. Compare the lender’s actual offer and the one-off fee before deciding. At an illustrative mortgage amount of €450,000, a 0.4% fee is €1,800.
For the background to the guarantee, read our NHG mortgage guide for expats.
Does this mean you can borrow €30,000 more?
Your income does not increase because the NHG limit changes. The lender still assesses what you can afford and what the property can support.
For example, a €490,000 purchase may become eligible for consideration under the higher NHG limit. If your income supports €455,000, however, the increase does not bridge the €35,000 difference. You would need to review your own funds or purchase budget, as well as the other application conditions.
Use our Netherlands mortgage calculator for a first indication, then have the result checked for your proposed purchase date.
2. Energy-saving finance becomes the default for certain E, F and G homes
For a home with energy label E, F or G that is not an apartment right, NHG’s starting point from 2027 will be to include €20,000 for energy-saving measures. Where the lending limits do not permit the full amount, a lower amount applies. Buyers can opt out.
The important change is that the subject becomes part of the application by default. It is additional borrowing, with interest and repayment obligations, rather than a grant. The government’s announcement explains the policy behind the change.
What can the budget be used for?
An Energiebespaarbudget, or EBB, lets you reserve funding before choosing all the individual measures. If the work is already specified, financing for concrete Energy Saving Provisions, or EBV, is another route. The applicable income and property-value rules continue to apply, as explained in NHG’s 2027 overview.
Do not treat the budget as money for any renovation you like. Ask which proposed work qualifies before committing to suppliers.
What happens if you do not use it?
NHG says any amount not used for energy-saving work within two years will be repaid against the mortgage. The same applies to a remaining balance when you spend less. Qualifying financing can reach up to 106% of the property value, subject to the relevant requirements.
That property-value limit matters. As a simplified illustration, 6% of a €300,000 valuation is €18,000. When the full value is already needed for the purchase mortgage, you cannot assume another €20,000 will fit within that valuation-based limit.
Read NHG’s explanation of the standard energy-saving budget.
3. Foundation risks can affect your NHG mortgage
From 2027, foundation risk will receive a more explicit role in NHG financing. A valuation report showing risk class D or E normally calls for an exploratory foundation investigation. If the outcome is high risk, estimated repair costs must be taken into account when assessing affordability.
NHG also describes a route where the indicative repair costs are taken into account directly without first obtaining the exploratory investigation. Discuss that route with your adviser and appraiser; it should not be treated as permission to ignore the risk.
The practical message is to check the foundation information early, especially before agreeing a short financing deadline. See NHG’s guidance for applications around the year-end.
Will a D or E classification automatically mean rejection?
It triggers further assessment, rather than automatically proving that the purchase cannot be financed. A valid existing investigation may already provide useful information. If repair costs need to be included, the lender calculates their effect on the permitted financing burden. Simply subtracting an estimated repair bill from an online mortgage result does not reproduce that assessment.
Ask for the valuation report, any previous investigation and the available cost estimate together. NHG’s foundation-risk framework explains the assessment.
4. The starter transfer tax exemption threshold rises to €615,000
From 1 January 2027, the maximum property value for the startersvrijstelling will be €615,000, up from €555,000. This increase is already set in the official indexation regulation.
You must also qualify personally. The main conditions are that you are at least 18 and younger than 35 at acquisition, have not used the exemption before, and will occupy the home yourself for an extended period. The exemption is not restricted to Dutch nationals. Buying your first Dutch home does not, by itself, prove eligibility.
Example: a €600,000 home
Assume the taxable value is €600,000, you buy the whole home to live in, and you meet the personal conditions:
| Transfer at the notary | Transfer tax in this example |
|---|---|
| December 2026 | €12,000 at the 2% owner-occupier rate |
| January 2027 | €0 with the starter exemption |
The €12,000 difference is an illustrative calculation. The threshold concerns the full property value, rather than just your mortgage or your share. Above the threshold, the exemption does not apply to the first €615,000 either.
For joint purchases, eligibility is assessed per buyer. If only one partner qualifies, the exemption can apply to that person’s share. Make sure the required declaration is arranged with the notary. Read the Tax Administration’s conditions.
An exemption still leaves other expenses. Include advice, valuation and notary fees in your home-buying cost calculation.
Buying around New Year? Two different dates matter
For the announced NHG conditions, the date the binding mortgage offer is issued determines which rules apply. An offer issued from 1 January 2027 falls under the new conditions, including when the valuation was prepared earlier.
For a normal purchase, the starter transfer tax exemption is assessed at the transfer of ownership at the notary. Your age on that date matters too. Waiting until January may therefore have different consequences for NHG and transfer tax.
Compare the full picture before changing a completion date: your birthday, offer validity, financing deadline, extra rent and any additional transaction costs. A potential tax saving should be checked against those amounts.
What should expat buyers do next?
Start with a property-specific calculation. Bring the asking or agreed price, energy label, expected valuation, foundation information, income documents and proposed completion date. Include any overseas financial commitments in the discussion.
Ask for a breakdown showing the purchase mortgage, energy-saving finance, upfront costs and the savings you will retain after completion. That makes it easier to decide what you can comfortably offer.
Book a free, no-obligation consultation with Expat Mortgage Platform. We can explain the Dutch terminology in English and check how the announced 2027 changes affect your plans.
Frequently asked questions
What is the NHG limit in 2027?
The standard limit is €500,000. With qualifying energy-saving measures, the upper limit is €530,000. Your application must still meet the relevant conditions.
Is the €20,000 energy-saving budget compulsory?
Buyers can opt out. The default applies to qualifying purchases with labels E, F or G that are not apartment rights, and the available amount remains subject to lending limits.
Can I qualify for the starter exemption if I owned a home abroad?
Previous home ownership does not automatically exclude you. You must meet the age, value, occupation and other conditions, including not having used the Dutch starter exemption before.
Can I get the starter exemption without NHG?
Yes. These are separate schemes. The €615,000 transfer tax threshold does not increase the NHG limit to the same amount.
Will my existing mortgage change automatically in January 2027?
A higher NHG limit does not automatically change an existing mortgage contract or interest rate. Ask your adviser whether a specific change to your mortgage is possible and worthwhile.
Official sources
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