What is NHG? (Nationale Hypotheek Garantie) 2026

A comprehensive guide to the Dutch National Mortgage Guarantee, its 2026 limits, benefits, and how it protects your home investment.

The Nationale Hypotheek Garantie (NHG) is a government-backed protection scheme designed to make home ownership more secure and affordable in the Netherlands.

1. The Core Benefits

NHG provides two main advantages to homeowners:

• Lower Interest Rates: Because the NHG covers the lender's risk, banks offer a significant discount. Typically, this is between 0.3% and 0.7% lower than non-NHG rates.
• Safety Net: If you are forced to sell your home due to life events like job loss, divorce, or disability, and the sale price is lower than your mortgage, NHG may remit the remaining debt (under strict conditions).

2. Eligibility & Limits for 2026

To qualify for NHG, the total purchase price (and mortgage amount) must fall within specific limits:

• Standard Limit: Up to €470,000.
• Energy-Saving Limit: Up to €498,200 (if you invest at least 6% in energy-saving measures like insulation or solar panels).
• Primary Residence: The property must be your primary residence; you cannot use NHG for rental properties.

3. The Cost (Borgtochtprovisie)

Obtaining NHG is not free. You pay a one-time fee known as the borgtochtprovisie:

• Rate: 0.4% of the total mortgage amount.
• Tax Benefit: This fee is 100% tax-deductible in the year you pay it.
• Break-even: Because of the lower interest rate, most homeowners earn back this fee within 1.5 to 2 years.

4. Edge Cases & Special Rules

• Self-Employed (ZZP): You can apply for NHG after just one year of self-employment by providing an 'Inkomensverklaring Ondernemer'.
• Relationship Breakdown: If you separate, NHG offers a 'Beheertoets' (Management Test) to see if one partner can afford to stay in the house, even if they don't meet the standard income requirements.
• Moving House: If you already have an NHG mortgage, you can often take your existing conditions with you to a new property, provided it also fits the limits.

5. Calculation Scenarios (2026)

Scenario A: Standard Starter Purchase

• Purchase Price: €450,000
• NHG Fee: €1,800 (0.4%)
• Logic: Eligible for standard NHG. Interest rate is 3.5% (instead of 4.1% without NHG).
• Monthly Saving: ~€145

Scenario B: High-Value with Sustainability

• Purchase Price: €465,000 + €30,000 Solar/Insulation
• Total Mortgage: €495,000
• Logic: Exceeds €470,000 but stays under the €498,200 energy-saving limit.
• Result: Eligible for NHG

Scenario C: Just Above the Limit

• Purchase Price: €475,000
• Logic: No energy-saving measures planned. Price exceeds €470,000 limit.
• Result: Not Eligible for NHG (Full interest rate applies)

Scenario D: The Safety Net in Action

• Situation: Homeowner loses job and must sell. Remaining mortgage is €400,000. House sells for €380,000.
• Result: NHG may cover the €20,000 residual debt, allowing the owner a fresh start.

For official rules and current details, always consult the official NHG website or your mortgage advisor.