Mortgage for first-time buyers: how to buy your first home in the Netherlands
Buying your first home is exciting. You don't yet have equity from a previous property, the housing market is competitive, and you're asking yourself: how much can I actually borrow? Libero Financieel helps first-time buyers across the Netherlands with honest, personal mortgage advice. We look at your situation, calculate what's possible, and guide you from the first conversation to the handover of the keys.
How much can you borrow as a first-time buyer in 2026?
The lending standards (*leennormen*) for 2026 determine how much mortgage you can get based on your income. These standards are set annually by the NIBUD (National Institute for Budget Information). Good news for first-time buyers: due to an expected wage increase of 4.1%, most people can borrow slightly more in 2026 than last year.
What determines your maximum mortgage as a first-time buyer?
- Your gross annual income: the most important factor. The higher your income, the more you can borrow.
- Your partner's income: in 2026, a second income counts more heavily than before.
- Energy label of the property: an energy-efficient home gives extra borrowing capacity — up to € 50,000 more for label A++ or higher.
- Student debt: is taken into account, but lenders look at your current monthly repayment obligation rather than the original amount you borrowed.
- Property value (LTV): you may finance a maximum of 100% of the property value. Buyer's costs (*kosten koper*) always come from your own savings.
Want to know exactly how much you can borrow? We calculate it for free in an introductory meeting. You can also read our full explanation on the lending standards 2026 page (in Dutch).
First-time buyer schemes in 2026: an overview
Most schemes can be combined with each other. Which combination works best for you is something we work out together in an advice session.
| Scheme | Who is it for? | Benefit | Limit / maximum 2026 | Combinable? |
| Transfer tax exemption (startersvrijstelling) | Ages 18–35, first own home, owner-occupied | No 2% transfer tax (*overdrachtsbelasting*) — on a € 400,000 home you save € 8,000 | Property value up to € 510,000 | Yes |
| National Mortgage Guarantee (NHG) | All first-time buyers purchasing an owner-occupied home | Interest rate discount of on average 0.4% and a safety net in case of unemployment, divorce or disability | Property value up to € 470,000 (or € 498,200 incl. sustainability measures) | Yes |
| Starter loan (starterslening, SVn) | First-time buyers whose income just falls short | Supplementary loan on top of your mortgage; no interest or repayment for the first 3 years | Varies by municipality (average € 30,000–€ 60,000); requires NHG | Yes (requires NHG) |
| Sustainability surcharge (duurzaamheidsopslag) | First-time buyers purchasing an energy-efficient home (label A or better) or planning to make improvements | Up to € 20,000 extra borrowing on top of standard capacity | Max. € 20,000 extra; no additional income requirement | Yes |
| Family mortgage (familiehypotheek) | First-time buyers whose parents or family want to co-finance | Increases your total borrowing capacity; no gift tax if the interest rate is market-rate | No legal maximum; interest must be market-rate | Yes |
| Zero-energy home (nul-op-de-meter) | First-time buyers purchasing a zero-energy home or fully renovating to energy-neutral | Higher NHG limit (€ 498,200) and extra borrowing for sustainability measures | NHG up to € 498,200; subsidies via RVO and municipality | Yes |
* Limits and percentages are set as of 1 January 2026 and may be revised annually. We keep the current standards up to date for you.
Starter loan — check your municipality
Not every municipality offers a starterslening. Search below to find out whether yours does:
Making an offer without a financing condition
In today's housing market, almost every home is sold to a buyer who has waived the financing condition (*voorbehoud van financiering*). For first-time buyers, that feels risky — and we understand that.
Our bid insurance (biedverzekering) offers the solution. You can make an offer without a financing condition, but without the risk. If the financing falls through, the insurance covers your costs. That puts you on equal footing with experienced buyers.
Libero Aankoop: stronger on the housing market
As a first-time buyer you are competing in a busy housing market. Without a clear strategy, you miss out on property after property. Libero Financieel works together with Libero Aankoop, our in-house purchasing agent. Together we make sure you enter the market well prepared.
What Libero Aankoop does for you:
- Free online home-buying training so you know what to look for
- Help with determining a realistic and competitive offer
- Guidance during negotiations and the purchase contract
- Coordination with Libero Financieel so your mortgage and offer align
How does it work with Libero Financieel?
- Free introductory meeting
We get to know your situation: income, savings, student debt and housing wishes. Online via video call or at our office in Enschede. Takes about one hour. - Calculate your maximum mortgage
We calculate what you can borrow based on the lending standards 2026 (in Dutch), including the starter loan, NHG and energy label benefit. You'll know exactly what budget you have to go house-hunting. - Search and make an offer
Libero Aankoop helps you find a suitable home and submit a strong offer — optionally with bid insurance. - Tailored mortgage advice
Once your offer is accepted, we compare the mortgage types and lenders that best fit your situation. We look not just at today, but also at the future: children, working part-time, career changes. - Application and guidance
We handle the application with the lender and keep you informed throughout. From the mortgage offer to the notary — we're by your side.
What does mortgage advice cost as a first-time buyer?
Libero Financieel works with a fixed advisory fee. You know exactly what you pay upfront — no hidden costs, no commission from the lender.
First-time buyer fee: € 2,495
This fee covers the full mortgage advice, the application with the lender, and all guidance up to and including the notary appointment. Want to use Libero Aankoop as well? Take a look at our Combi-Deal for a combined discounted rate.
Frequently asked questions from first-time buyers
How much can I borrow as a first-time buyer?
It depends on your gross income, any partner income, student debt and the energy label of the property. The lending standards 2026 (in Dutch) set the maximum. With an income of € 45,000 you can roughly borrow € 210,000 to € 230,000. With a combined income of € 80,000 that rises to € 370,000 to € 400,000. Want an exact calculation? Book a free introductory meeting.
Can I get a mortgage if I have a student debt?
Yes. A student debt reduces your maximum mortgage but does not rule one out. Lenders look at what you currently repay each month, not the original amount borrowed. If you have already paid off part of the debt, that works in your favour. We calculate exactly what your student debt means for your borrowing capacity during the introductory meeting.
What is the transfer tax exemption (startersvrijstelling)?
If you are buying your first home and are under 35, you pay no transfer tax (*overdrachtsbelasting*) as long as the property costs less than € 510,000 (limit for 2026). The normal rate is 2% of the purchase price. On a € 400,000 home that saves you € 8,000. You can use this exemption only once.
Do I always need a purchasing agent?
It is not required, but in the current housing market professional guidance when making an offer is a real advantage. Libero Aankoop helps you determine a realistic bid and handles the negotiations. That increases your chances of a successful purchase without overpaying. You can also choose mortgage advice only, without purchasing support.
Can I make an offer without a financing condition as a first-time buyer?
Yes, with a bid insurance (biedverzekering). This covers you if the financing does not come through after all. You can make a stronger offer without the risk of a 10% penalty on the purchase price. Libero Financieel and Libero Aankoop coordinate this with you, so your offer and your financing align perfectly.
What if my income is not yet stable enough?
A temporary contract or flexible income does not have to be an obstacle. Some lenders accept a letter of intent (*intentieverklaring*) from your employer. Self-employed applicants can use their average profit over recent years. We know the acceptance criteria of multiple lenders and find the one that best fits your situation.
Ready to buy your first home?
Libero Financieel helps first-time buyers across the Netherlands. Online via video call or at our office in Enschede. The first conversation is always free and without obligation.