Mortgage interest rates in the Netherlands | Libero Financieel
The mortgage interest rate largely determines what your home will ultimately cost you. A difference of just one percentage point can amount to tens of thousands of euros over the term of your mortgage. Yet the lowest rate is not always the best choice. Which type of rate suits you depends on your situation, your plans, and how much certainty you want.
Mortgage risk categories
The interest rate depends on the risk category. A mortgage with a National Mortgage Guarantee (Nationale Hypotheek Garantie, NHG) falls into the lowest risk category — giving you the lowest rate. Without NHG, lenders look at the ratio between your mortgage amount and the value of your home. The more you borrow relative to the value, the higher the rate.
Our advice takes into account not only the rate at the time of taking out the mortgage, but also the rate over the entire term. This is called term rate (looptijdrente). A lender may look cheap at first glance, while another lender turns out to be far more favourable over the full term. We calculate this for you.
We also consider whether you should opt for a fixed-rate period (rentevaste periode), possibly with a rate consideration period (rentebedenktijd), or whether a variable rate suits you better. Is your fixed-rate period ending soon? Then you will face a rate revision (renteherziening). We will help you with that too.
NHG
With a National Mortgage Guarantee (NHG), you are in the lowest risk category and insured for optimal support if your mortgage payments temporarily become difficult or impossible to meet. In the event of a relationship breakdown, NHG also offers many options to ensure that one partner can remain in the home.
In 2026, you can apply for NHG if the purchase price (including any renovations) does not exceed € 470,000. Above that threshold, you can borrow up to 6% extra if you spend it on energy-saving measures — provided this fits within your income. Your mortgage will be slightly higher, but your energy bills will fall and you will contribute to a more sustainable world.
Even without NHG there are plenty of options to borrow extra for sustainability improvements. Several lenders even offer a rate discount if your property has energy label A, or if you make improvements to achieve label A. Ask us about the possibilities!
Current rates
What determines your mortgage rate?
There is no single current mortgage rate. What you pay depends on a combination of factors. The most important ones:
- Risk category (loan-to-value): the lower your mortgage relative to the property value, the more favourable your rate.
- NHG: with a National Mortgage Guarantee you always fall into the lowest risk category and pay the lowest rate.
- Fixed-rate period: a shorter period often gives a lower initial rate, but less certainty in the long term.
- Mortgage type: annuity, linear, or interest-only — each type has its own rate structure and tax implications.
- Energy label: a green energy label (A or better) earns a rate discount from several lenders.
- Lender: every bank or insurer applies its own rates and risk category structure.
That is precisely why it pays to engage an independent adviser who weighs all these factors for you — and includes the term rate in the comparison, not just the initial rate.
Fixed or variable rate: what do you choose?
One of the most important decisions when taking out a mortgage is the fixed-rate period (rentevaste periode). This is the period for which your rate is locked in. After that, the rate is revised based on the market rate at that time.
Fixed rate
You know exactly what you pay each month, for the entire period. Peace of mind and certainty, even if market rates rise. Popular fixed periods are 10, 20 or 30 years.
Variable rate
Your rate moves with the market. Does the rate fall? You benefit directly. Does it rise? Your monthly costs rise too. This requires a financial buffer and a bit more risk tolerance.
Which choice is smart depends on how long you plan to stay in the property, what will change in your life over the coming years, and how much monthly certainty you find comfortable. We discuss this together in a consultation.
Which rate types are available?
Beyond the choice between fixed and variable, there are more variants to consider. We outline the most important ones.
Fixed-rate period
Rate is fixed for a chosen period: 1, 5, 10, 20 or 30 years. Certainty about your monthly costs for the entire period.
Variable rate
Rate moves with the market rate. Can be advantageous when rates fall, but requires a buffer if rates rise.
Rate fixation
You lock in your current variable rate at a chosen moment. This lets you benefit from a low rate and secure it in place.
Rate revision
Is your fixed-rate period ending? Then a rate revision takes place. A good moment to critically assess whether your current mortgage still suits you.
Rate consideration period
With some lenders you can lock in your rate before signing the mortgage offer. This is called a rate consideration period (rentebedenktijd).
What is the mortgage rate outlook for 2026?
Nobody can predict interest rates with certainty. What we do know: the ECB has adjusted rates several times in recent years and the market expects further movements. Whether mortgage rates fall further or stabilise depends on inflation, economic growth and ECB policy.
What you can do: make sure your mortgage is flexible enough to remortgage or adjust if rates change. That is exactly what we help you with.
Do you already have a mortgage and are wondering whether it makes sense to remortgage? Read more on our page about remortgaging or rate revision.
How do you compare mortgage rates smartly?
- Map out your situation
What is your income, how much do you want to borrow, and what is the value of the property? This determines which lenders are available to you. - Choose your fixed-rate period
Do you want certainty about your monthly costs, or flexibility? Together we look at which period suits your plans. - Compare lenders
We compare dozens of lenders on rate and conditions. Because the lowest rate with poor conditions is rarely the best deal. - Request the mortgage offer
Is the rate right and are the conditions agreed? Then we request the offer on your behalf and guide you all the way to the transfer of keys.
Already have a mortgage? Check your rate
Did you take out your mortgage a few years ago? Then it pays to compare your current rate with what is available now. Especially if your fixed-rate period is ending soon or if the value of your home has risen significantly.
In some cases remortgaging is financially attractive; in other cases it is better to wait or simply extend the fixed-rate period. We calculate it for you.
- Is your fixed-rate period ending within 12 months? Sort it out in time.
- Has your property value increased? You may qualify for a lower risk category and therefore a lower rate.
- Have you switched from self-employment to a permanent contract? That can have a positive effect on your rate.
Frequently asked questions about mortgage rates
What is the current mortgage rate in the Netherlands in 2026?
The mortgage rate differs per lender, fixed-rate period and your personal situation. There is no single current rate: it depends on how much you borrow relative to the property value, whether you have NHG, and which fixed-rate period you choose. Our rate sheet above gives a current overview of indicative rates. An independent adviser compares the exact rates of dozens of lenders for you.
What is the term rate and why does it matter?
The term rate (looptijdrente) is the average rate you pay over the entire term of your mortgage, including any rate increases after your fixed period ends. A lender offering the lowest rate now may turn out to be more expensive over the full term than a lender with a slightly higher initial rate but more favourable follow-on conditions. We always factor the term rate into our advice.
Will mortgage rates fall in 2026?
Nobody can predict rate movements with certainty. ECB policy and inflation are the main factors. What you can do: make sure your mortgage is flexible enough to respond to rate changes. An adviser at Libero Financieel will help you with that.
How long should I fix my rate?
That depends on your situation. Do you want certainty about your monthly costs and plan to stay in the property for a long time? Then a longer fixed-rate period (10, 20 or 30 years) suits you well. Do you expect to move soon or want flexibility? Then a shorter period or variable rate may be more interesting. Read more on the fixed-rate period page.
Is mortgage interest tax-deductible in the Netherlands?
Yes, mortgage interest is tax-deductible in the Netherlands — but only for annuity and linear mortgages taken out after 2013. Different rules apply to interest-only mortgages. The deduction is being phased down in the higher tax brackets. In a consultation we explain exactly what this means for your net monthly costs.
Can I compare mortgage rates through Libero Financieel?
Yes. We are 100% independent and compare mortgage rates from dozens of lenders. We look not only at the rate, but also at the conditions: penalty-free repayment, transferring your mortgage when moving, and more. Book a free introduction and find out what the best option is for you.
What is a rate revision?
When your fixed-rate period ends, the rate is reset based on the market rate at that time. This is called a rate revision (renteherziening). It is a good moment to assess whether your current mortgage still suits you, or whether remortgaging might be more advantageous.
Want to know which mortgage rate applies to you?
We compare for you. Independently, personally and with no hidden agenda. Book a free introductory meeting and discover what is possible for you.