Mortgage lending standards 2026: how much can you borrow?

With a gross annual income of € 50,000 and a 10-year fixed rate period, you can borrow roughly € 230,000 to € 260,000 in 2026, depending on the energy label and any existing debts. This is an estimate based on the annuity test (annuïtaire toets). The exact figure differs per lender and situation. Libero Financieel will calculate this for you free of charge.

Financing burden percentages (financieringslastpercentages) are the standards that determine what share of your gross qualifying income you may spend on mortgage costs. This is also known as the housing cost ratio (woonquote). NIBUD sets these percentages each year based on income level and expected wage growth. The higher your income, the higher the percentage you are allowed to use. In 2026 the percentages have been reduced slightly, but because wages are rising, most people can still borrow more than in 2025.

Yes, an outstanding student loan with DUO (the Dutch student finance authority) counts in the calculation of your maximum mortgage. Lenders look at your current monthly repayment, not the original loan amount. How the debt affects your capacity also depends on which loan system applies to you: the old loan system (before 2015) and the new loan system (from 2015 onwards) are treated differently. If you have adjusted your monthly repayment, the lender uses that adjusted amount. If you have already paid down a significant portion, your debt reduces your borrowing capacity by less. This topic is complex enough to warrant its own page; feel free to ask us for personal advice on your student loan situation.

Yes. A home with a better energy label gives extra borrowing capacity in 2026. From energy label D onwards you can already borrow more than for a home with label E, F or G. For the most energy-efficient homes (label A++ or higher) the extra borrowing capacity is up to € 50,000. Note: for label A+++ and A++++ the extra capacity has been reduced in 2026 due to changes to the solar panel net-metering regulation. See the full table with amounts per label above.

The lending norm, also known as loan-to-income (LTI) or financieringslastnorm, is based on your income and determines how much you can borrow. LTV (loan-to-value) is based on the property value and determines how much you may borrow relative to the property value. In the Netherlands you may finance a maximum of 100% of the property value. This means buyer's costs must always come from your own funds. Both norms apply simultaneously: your maximum mortgage is the lower outcome of the two calculations.

NIBUD (the National Institute for Family Finance Information) issues an annual advisory report on the financing burden percentages. Based on this advice, the Dutch government sets the definitive standards through the Temporary Regulation on Mortgage Credit (Tijdelijke Regeling Hypothecair Krediet). Lenders are required to adhere to these standards, although in exceptional circumstances they have a limited margin to deviate with justification. The NHG (National Mortgage Guarantee) additionally sets its own standards for guaranteed mortgages.

In most cases, no. Lenders may deviate from the standards in exceptional situations, but this is rare. Examples include cases where someone can demonstrably show a higher income in the near future (e.g. a confirmed pay rise) or where actual housing costs are expected to be lower than the standard assumes. Want to know whether your situation leaves room for a tailor-made solution? Libero Financieel knows the acceptance criteria of multiple lenders and can advise you.

This is related to the test rate (toetsrente). For fixed-rate periods shorter than 10 years, the lender applies a statutory minimum test rate (which is often higher than the actual market rate). For 10 years or longer, the actual rate may be used as the test rate. Because the rate for a 20-year fixed period is in practice higher than for a 10-year period, and that higher rate then also serves as the test rate, your calculated monthly costs are higher. Higher calculated monthly costs mean less borrowing capacity within the financing burden standard. A shorter fixed-rate period can therefore sometimes give you more borrowing room, but it also comes with more interest rate risk. Read more on our fixed-rate period page (in Dutch).

Yes, holiday pay (vakantiegeld) is always included in your qualifying income. Lenders calculate your gross annual salary including holiday pay. Other variable income components may also count, such as a 13th month salary, a regular bonus, irregular-hours allowances, and structural overtime. The condition is that the lender can establish you receive this income on a structural basis, for example from a payslip or employment contract that explicitly mentions the allowance.

You can finance a maximum of 100% of the property value through a mortgage, but buying costs more than the purchase price. Budget for at least 3 to 5% of the purchase price in own funds for buyer's costs (transfer tax, notary fees), valuation costs and advisory fees. For a home at € 300,000 that is roughly € 9,000 to € 15,000. First-time buyers pay no transfer tax on homes up to € 510,000, so the required own funds are lower. Read more on our kosten koper page (in Dutch).

As a self-employed person (zzp'er) or business owner your qualifying income is calculated differently from a salaried employee. Lenders look at your average profit over the past 1 to 3 years (depending on the lender), based on your annual accounts and tax returns. Acceptance criteria vary significantly per lender. Libero Financieel knows the options for each lender and finds the one that best fits your situation. Read more on our self-employed mortgage page (in Dutch).

The annuity test is the method lenders use to calculate your maximum mortgage. They calculate as if you were repaying the entire mortgage on an annuity basis — equal monthly payments covering both interest and capital — even if you choose a different mortgage type (for example linear or interest-only). This ensures the calculation always assumes full repayment within the term. The result is your maximum mortgage based on your income and the applicable financing burden percentages.