How Much Mortgage Can I Get? — Maximum Mortgage Calculator 2026
Estimate your maximum Dutch mortgage from your income, using the official 2026 lending norms. Free, instant, and honest — including the effect of a study debt, a partner's income and the home's energy label.
How much can I borrow?
A quick, honest estimate of your maximum Dutch mortgage — and the home price it puts within reach.
Reset
Your situation
Your gross annual income
Partner's gross annual income
Mortgage interest rate
The nominal annual rate you expect. Around 3.5–4.5% is typical for a 10-year fixed rate in 2026.
Fixed-rate period
10 years or more
Under 10 years
Energy label of the home
Debts — optional
Original study debt
Your DUO study debt as originally borrowed. A lender counts a small monthly slice of it as an obligation, which lowers what you can borrow.
Which student-loan system?
Other monthly obligations
Monthly payments on a car loan, personal loan, open credit-card limit or alimony — debts registered at the BKR reduce your capacity.
E, F, G or unknown
A or B
A+ or A++
A+++
A++++
2015 or later
Loan system (2015–2023)
Before 2015
Your indicative maximum mortgage
A Dutch mortgage is capped at 100% of the home's value, so this is roughly your maximum home price too — you pay the buying costs (2–6%) from your own savings on top.
Est. monthly payment
Combined income
Test rate used
5% floor
Housing-cost share
Debt deduction
Energy-label bonus
Within the 2026 NHG limit — you may qualify for National Mortgage Guarantee and a lower rate.
Above the 2026 NHG limit of €470,000, so National Mortgage Guarantee would not apply.
See the monthly payment in detail
How your maximum is calculated
Lenders start from your gross annual income and apply a woonquote — a percentage, set each year by the Nibud, that caps the share of income allowed to go toward housing. It runs from roughly 28% to 35% and rises with income.
The test rate (toetsrente) matters more than most people expect. If you fix your interest for ten years or longer, the lender calculates with your actual rate. Fix for a shorter period and it must use at least 5% — a safety margin that noticeably lowers your maximum.
Two incomes count together. A couple's combined gross income is assessed as a single figure, which is why buying with a partner usually lifts the ceiling well above what either person could borrow alone.
A study debt lowers your maximum, but less than the rumours suggest. The lender counts a small monthly slice of the original amount — 0.35% for loans since 2015, more for older systems — and deducts it from your housing budget.
An energy-efficient home lets you borrow more. In 2026 an A- or B-label home adds €10,000, an A+/A++ home €20,000, and the top A++++ label €40,000 on top of your income-based maximum.
Other registered debts — a car loan, a personal loan, even an unused but open credit-card limit — shrink your capacity too, because the lender counts their monthly cost the same way.
This is an indication, not a mortgage offer. It applies the official 2026 norms, but a lender also weighs your contract type, probation period and payment history. Only an adviser, working from your documents, gives a binding figure.
This estimate applies the 2026 Dutch lending norms (financieringslastnormen) and is for orientation only — it is not financial advice or a mortgage offer. Your real maximum depends on your employment, contract, credit history and each lender's own policy. Nothing you enter is saved or sent; the figures stay in your browser.