Frequently asked questions about mortgage advice in the Netherlands
Buying a home always raises questions. How much can you borrow? How much of your own money do you need? And can you get a mortgage without a permanent contract? Below you will find answers to the most frequently asked questions. Is your question not listed? Plan a no-obligation consultation with one of our mortgage advisors.
Mortgage and budget
How much can I borrow as a maximum?
Your maximum mortgage is determined by two limits. Lenders first look at what you can responsibly borrow based on your income. Your gross annual income, the current mortgage interest rate, any existing loans, a student debt and other financial obligations all play a role.
In addition, you are generally allowed to finance a maximum of 100% of the market value of the property. This market value is established through a property appraisal. If the appraised value is lower than the purchase price, you will need to pay the difference with your own money.
Want a first estimate? Use our mortgage calculator. In a free consultation, we will then calculate exactly how much you can borrow and what the corresponding monthly payments will be.
Why is the appraised value so important for my mortgage?
The appraised value determines how much you can borrow based on the property. Normally, you are not allowed to finance more than 100% of the market value with a mortgage.
If you buy a home for € 450,000 and it is appraised at € 440,000? Then, with sufficient income, you can borrow a maximum of € 440,000 based on the property value. The difference of € 10,000 you pay yourself. You also generally pay the additional purchase costs with your own money.
Can I borrow the full purchase amount of a property?
That is only possible if your income is sufficient and the property is appraised at least at the purchase price. If you bid more than the appraised value, you pay the difference between the purchase price and the appraised value with your own money.
Also keep in mind additional costs such as notary fees, appraisal costs, mortgage advice, any transfer tax and a structural survey. In most cases, these costs cannot be included in the mortgage financing.
How much of my own money do I need to buy a home?
How much of your own money you need depends on your situation. At a minimum, you need your own money for the buyer's costs and other costs that cannot be financed:
- advisory and brokerage fees
- notary fees
- appraisal costs
- any transfer tax
- a structural survey
- the difference between the purchase price and the appraised value
- renovation costs that cannot be included in the mortgage
In addition, it is wise to keep a financial buffer for unexpected costs and maintenance. That provides peace of mind, even after the purchase.
Can I borrow more for an energy-efficient home?
For an energy-efficient home, a higher amount can sometimes be included in the calculation of your maximum mortgage. The additional borrowing capacity depends, among other things, on the energy label of the property.
Do you want to make the property more sustainable? Under certain conditions, you can also borrow extra for permitted energy-saving measures, such as insulation, solar panels or a heat pump. Read more about sustainable living or explore the options for a loan for home sustainability improvements. We are happy to calculate which options suit your situation.
What is NHG and when am I eligible for it?
NHG stands for Nationale Hypotheek Garantie (National Mortgage Guarantee). With NHG, the lender receives additional security, which means you pay a lower mortgage interest rate with many providers. NHG can also act as a safety net if, due to disability, unemployment, a relationship breakdown or the death of your partner, you temporarily have difficulty paying your mortgage.
In 2026, the standard NHG limit is € 470,000. If you also finance energy-saving facilities, a higher limit of € 498,200 may apply. For NHG, you pay a one-off fee of 0.4% of the mortgage amount in 2026.
Whether you actually qualify for NHG also depends on your income, the property and other conditions. We are happy to look into this together with you.
Employment and income
Can I get a mortgage without a permanent contract?
Yes, even without a permanent contract you can often get a mortgage. Lenders primarily want to assess whether your income is sufficient and stable. Depending on your situation, your income can be demonstrated with:
- an employer's statement with a letter of intent
- your average income over the past three years
- a perspective declaration
- a labour market scan
- recent annual accounts if you are self-employed
Which method is possible depends on your employment situation and the conditions of the lender. We will help you find out which approach suits you best.
Can I get a mortgage with a temporary employment contract?
Yes, a mortgage is often possible even with a temporary contract. If your employer states on the employer's statement that the temporary contract will be continued for an indefinite period, provided performance remains the same and business conditions are unchanged, then the lender may be able to fully take your current income into account.
If your employer does not provide a letter of intent, there are sometimes other options, for example based on your average income over the past few years or a labour market scan.
Please note: a letter of intent is not a guarantee of a permanent contract. It is a statement by the employer about their expectation at the time of signing.
Can I get a mortgage as a temporary or flex worker?
Even as a temporary or flex worker, you can take out a mortgage. One of the options is a perspective declaration. This looks not only at your current employment, but also at your education, work experience, role and prospects on the labour market. The declaration is intended for people with a flexible employment contract and is accepted by a growing number of lenders.
If you cannot obtain a perspective declaration, we will look together at whether your income can be established in another way.
Can I get a mortgage as a freelancer or self-employed person?
Yes, you can get a mortgage as a self-employed person too. Lenders assess, among other things, how long your business has been running, the profit over the past few years, the development of revenue and profit, the financial position of the business and any business obligations.
With some lenders, a mortgage is already possible if you have not yet completed three full financial years as a self-employed person. Conditions vary per provider. Want to know more? See our page on mortgages for freelancers. We will compare which lender best suits your business.
Can I get a mortgage in the Netherlands as an expat?
Many expats can take out a mortgage in the Netherlands. The options depend on your income, employment contract, residence status, nationality, financial history built up in the Netherlands and the currency in which your income is received.
Are you using the 30% ruling? Then we will look at how the various lenders deal with this income. Not every provider assesses an expat's income in the same way. A good comparison is therefore extra important here. Read more on our page about mortgage advice for expats.
Debts and financial obligations
How does my student debt affect my mortgage?
A student debt usually reduces the amount you can borrow as a maximum. The lender takes the monthly obligation associated with your student debt into account when calculating the mortgage.
You are obliged to disclose your student debt when applying for a mortgage. If you do not, the lender cannot properly assess whether the mortgage is responsible. This can also have consequences for a mortgage with NHG.
Have you made extra repayments and has the monthly amount at DUO therefore been structurally reduced? This may result in a higher maximum mortgage.
Is it better to pay off my student debt or use my savings for the property?
There is no general answer to this. Making extra repayments on your student debt can increase your maximum mortgage, but also means you will have less of your own money left for the purchase. You may need your own money for the buyer's costs, bidding above the appraised value, a renovation, sustainability improvements or as a financial buffer.
We will calculate both scenarios for you. That way, you can see directly whether repaying your student debt actually frees up enough additional mortgage capacity and which choice best fits your plans.
Which other debts affect my mortgage?
Besides a student debt, other financial obligations can also reduce your maximum mortgage. Think of a personal loan, a revolving credit facility, private lease, an overdraft on a current account, a credit card with a deferred payment option, buy now pay later arrangements or spousal maintenance.
Please note: even a credit facility you do not use can have an impact if the credit limit is still available. Have a BKR registration? Then we discuss in advance which credit arrangements you have and whether it makes sense to pay them off or terminate them.
Bidding and buying a home
What is a personal financing overview?
During the mortgage consultation, we draw up a personal financing overview. In this, we map out how much you can expect to borrow as a maximum, how much of your own money you need, what your expected monthly payments will be, which mortgage types may suit your situation and what additional costs you need to take into account.
This tells you the budget within which you can responsibly search for a home. The financing overview can also help you when bidding: it shows that you have already discussed your financial options with a mortgage advisor. This can give a seller or selling agent additional confidence. Please note: it is not a guarantee that the mortgage will ultimately be granted.
Can I bid without a financing clause?
Bidding without a financing clause can make your bid more attractive to a seller. But it normally comes with a significant financial risk. If the purchase agreement has been signed and the financing does not come through, you may owe a contractual penalty without a valid financing clause.
Always have this assessed carefully in advance to ensure it is responsible. In some situations, a bid protection insurance can offer a good solution.
What is a bid protection insurance?
With the bid protection insurance from Libero Financieel, you can, under certain conditions, place a bid without a financing clause. Before the insurance can be issued, we assess your income, financial obligations, own funds and the value of the property.
If the mortgage is unexpectedly not granted afterwards and you meet all the conditions of the insurance? Then the insurer will compensate the damage that falls within the coverage, up to the maximum insured amount.
Important: the bid protection insurance must be arranged before you place your bid. Once a bid without a financing clause has been accepted, the insurance can no longer be taken out retroactively. The insurance is subject to terms and exclusions.
Is buying cheaper than renting?
Buying is not automatically cheaper than renting. This depends on the size of the mortgage and interest rate, the rental price of a comparable home, your expected period of residence, maintenance costs, taxes and insurance, and a potential increase or decrease in the value of the property.
With an owner-occupied home, you generally build up equity through repayments. On the other hand, you are responsible for maintenance and unexpected costs. We are happy to compare the expected ownership costs with your current rental costs.
Mortgage advice and application
What happens during the first mortgage consultation?
During the first consultation, we map out your financial situation and housing wishes. We discuss your income and employment situation, any loans and obligations, your savings and other own funds, the desired property and purchase price, your maximum mortgage and expected monthly payments, the options for NHG and the next steps towards a mortgage application.
After the consultation, you will know what you can afford and what to keep in mind when searching and bidding.
Is the first mortgage consultation free of obligation?
Yes, the first exploratory consultation at Libero Financieel is free of obligation. We discuss your options and explain how our approach works. Would you like us to handle your full mortgage advice and application afterwards? Then you will receive clear information in advance about our work and costs.
What does an independent mortgage advisor do?
As an independent mortgage advisor, we compare mortgages from various lenders. We look not only at the lowest mortgage interest rate, but also at conditions that may be important in your situation. Think of the options to make extra repayments, relocation arrangements, the validity period of the offer, conditions for temporary contracts or self-employment, options for sustainability improvements and flexibility during the term.
Based on your personal and financial situation, we advise which mortgage suits you. 100% independent.
Which documents do I need for a mortgage application?
Which documents are needed depends on your situation. Frequently requested documents are a valid proof of identity, recent pay slips, an employer's statement, bank statements showing your own funds, an overview of loans and debts, details of any student debt, the purchase agreement, the appraisal report and, if you are self-employed, annual accounts and tax returns.
We will provide you with a personal document checklist, so you know exactly what to submit. You can also consult our downloads page for helpful overviews and forms.
How long does a mortgage application take?
The processing time varies per lender and application. It also depends on how quickly all the required documents are submitted completely and correctly. After receipt, the lender assesses your income, the property and the other documents. Sometimes additional questions are asked or extra documents are requested.
It is therefore wise to start as early as possible and to allow sufficient time in the purchase agreement for the financing clause. We will guide you through the entire process.
Which insurances are important with a mortgage?
Which insurances are relevant depends on your property, family, income and financial buffer. When purchasing a home, the following insurances are important to consider.
Buildings insurance: covers damage to the property itself, for example due to fire or storm. Lenders generally require this insurance to be in place no later than the day of transfer. For an apartment, the buildings insurance is usually arranged collectively through the Owners' Association.
Term life insurance: ensures that your partner or family can repay the mortgage in full or in part after your death. Not a standard requirement, but depending on your situation it may be advisable. NHG does not make term life insurance a standard requirement.
Disability insurance: particularly important for self-employed people. This insurance can compensate part of the income loss if you are unable to work due to illness or an accident.
Mortgage payment protection insurance: can, under certain conditions, temporarily cover part of your mortgage payments in the event of disability or unemployment.
We will look together at which financial risks you can bear yourself and for which risks insurance may be appropriate.
A personal answer to your mortgage question
Every financial situation is different. An online calculator gives a first indication, but does not always take all possibilities and conditions into account. Would you like to know how much you can borrow, how much of your own money you need and which mortgage suits your situation?