With a combined gross income of €90,000 and an interest rate of 4%, the indicative maximum Dutch mortgage is about €470,000 over 30 years. Your actual limit depends on the lender’s tables, your fixed-rate period, student debt and any partner income, so treat this as a range of roughly plus or minus 5%.
How do Dutch lenders decide your maximum mortgage?
Dutch lending is rule-based. Banks have to follow the national lending standards, which are based on the Nibud housing-cost tables. They look at your gross income, the interest rate for the chosen fixed-rate period, the loan type and a percentage of income you can reasonably spend on housing. Higher incomes may spend a bigger share of income on housing than lower ones. The calculator mimics that logic: a housing-cost percentage by income band, minus monthly debts, divided by the annuity factor for the rate and term.
What lowers or raises what you can borrow?
- Interest rate: a rate that is one percentage point lower can raise capacity by roughly 10% to 12%.
- Student debt and loans: a monthly payment of €100 can cut capacity by about €20,000 at 4% interest.
- Partner income: both incomes count, but a partner who has just started a job or works on a flexible contract may be counted at less than full value.
- Energy label: in 2026 you can borrow extra when buying an efficient home, ranging from €5,000 for C or D to €30,000 for A++++.
- Income type: permanent contracts are straightforward. Freelancers usually need three years of figures.
Maximum mortgage examples
| Gross household income | Rate 4% | Rate 3.5% |
|---|---|---|
| €50,000 | about €236,000 | about €251,000 |
| €70,000 | about €348,000 | about €370,000 |
| €90,000 | about €471,000 | about €501,000 |
| €120,000 | about €628,000 | about €668,000 |
These are approximations from this calculator at a 30-year annuity with no debts. The Consumentenbond cited a €70,000 earner being able to borrow around €347,000 in 2026, which is right in line with the estimate above (€348,000).
Maximum mortgage versus what is comfortable
The maximum is the most a bank will lend, not what you should borrow. Compare the monthly payment at the maximum with your net salary using the Netherlands salary calculator. Many advisers suggest keeping the net housing cost under about a third of net household income so you can still save. If you are an expat, remember that lenders use your taxable salary, and read the 30% ruling calculator to understand the difference between gross package and taxable pay.
Once you have an idea of the maximum, test a specific purchase in the mortgage calculator to see net monthly costs, transfer tax and total cash needed.
How to use this calculator
- Enter your gross yearly income and any partner income.
- Add the interest rate for the fixed-rate period you expect to choose.
- Fill in monthly payments for loans and student debt, which reduce what you can borrow.
- Pick the energy label to include the extra allowance for efficient homes.
Key figures at a glance
| Based on | Income band × annuity factor |
|---|---|
| Energy-label bonus | €5,000 to €30,000 |
| Max loan-to-value | 100% (106% with energy-saving measures) |
| Typical fixed-rate period | 10 years |
| Accuracy | About ±5% |
Frequently asked questions
With a single income of €60,000 at 4% over 30 years, the indicative maximum is roughly €283,000, depending on debts and the lender.
Yes, both incomes count. A partner on a temporary contract might count for less until the contract is permanent.
Yes. Lenders add the monthly repayment (or a notional percentage of the debt) to your obligations, and the maximum falls accordingly.
Banks use the official tables and your exact data, such as the fixed-rate period, contract type and age. This tool uses a simplified estimate.
Yes. In 2026 you can add €5,000 to €30,000 to your maximum, depending on the energy label of the home you buy.