A €425,000 Dutch mortgage at 4.0% over 30 years as an annuity costs about €2,029 gross per month in the first year, or roughly €1,550 net after mortgage interest relief. Buyers should also budget for 2% transfer tax (0% for starters under 35 on homes up to €555,000) and a few thousand euros of notary and advice costs.
How does a Dutch mortgage calculator work?
Almost every Dutch home loan is repaid as an annuity or linear mortgage, because interest relief only applies to those two forms. With an annuity your gross payment stays the same every month, with interest dominating early on and principal later. With a linear mortgage you repay the same amount of principal every month, so the first payments are the highest and fall over time. The calculator above works out both using the standard formula PMT = P × r / (1 − (1 + r)−n), with r the monthly rate and n the number of months. For an even closer look at the schedule, switch to the mortgage repayment calculator.
Dutch mortgage calculator: gross versus net cost
What matters for your budget is the net payment. In the Netherlands you may deduct mortgage interest for up to 30 years, but only to a maximum of 37.56% in 2026, and you must add an eigenwoningforfait of 0.35% of the home’s WOZ value to your income. The result is usually a net benefit of several hundred euros a month early in the loan. That benefit fades as the balance falls, which is why the net payment rises over time even though the gross payment on an annuity stays flat. See the exact effect in the mortgage interest relief calculator.
Costs on top of the purchase price (kosten koper)
| Item | Typical amount |
|---|---|
| Transfer tax, owner-occupier | 2% of the price |
| Transfer tax, starter 18–35 (price up to €555,000) | 0% |
| Transfer tax, investors and second homes | 8% |
| NHG guarantee (optional) | 0.4% of the loan |
| Notary, valuation, mortgage advice, bank fees | Roughly €3,000 to €7,000 in total |
You generally pay these from your own savings rather than the mortgage, which is why the tool reports the total cash required. If your lender allows borrowing up to 100% of the market value, you cannot finance kosten koper in the loan itself.
NHG in 2026
The Nationale Hypotheek Garantie limit is €470,000 in 2026 for all home types. NHG costs a one-off 0.4% and usually earns a lower interest rate, because the lender is covered if you get into financial trouble. It tends to pay off when the interest discount is more than about 0.2 percentage points. Tick the box above to include the fee.
Netherlands mortgage calculator for expats
If you are new to the country, three things catch people out. Lenders look at taxable income, so your income under the 30% ruling counts for less than your gross package. Many lenders want a Dutch employment contract with a permanent or an employer-signed intention letter. And the maximum loan is set by income, not by what the monthly payment feels like, so run your numbers through the maximum mortgage calculator first. Prefer to compare with paying rent? Use the rent vs buy calculator.
Fixed-rate periods and what interest rate to enter
Dutch lenders quote a different rate for 1, 5, 10, 20 and 30 years fixed. Enter the rate for the period you plan to choose. A longer fixation costs more per year but protects your monthly payment, and 10 years is the most common choice. After the period ends, the rate resets to the market level, and you can often do a free partial repayment of 10% a year without penalty.
How to use this calculator
- Enter the purchase price and the own money you will use, and the loan is calculated for you.
- Add the interest rate your lender offered for your fixed-rate period, and choose annuity or linear.
- Enter your gross income so the tax benefit uses your correct marginal rate.
- Select your buyer type and optional NHG to see transfer tax, extra costs and the cash you need.
Key figures at a glance
| Max interest deduction 2026 | 37.56% |
|---|---|
| Eigenwoningforfait | 0.35% of WOZ value |
| NHG limit 2026 | €470,000 (cost 0.4%) |
| Transfer tax | 2% / 0% (starters ≤ €555,000) / 8% |
| Max deduction period | 30 years |
| Eligible loans | Annuity or linear |
Frequently asked questions
At 4% over 30 years, an annuity costs about €1,910 gross per month in year one. The net amount after interest relief depends on your tax rate, but is often €300 to €400 lower early in the loan.
An annuity keeps the gross payment constant, a linear mortgage starts higher and falls every month. Linear costs less total interest, but the first years are tougher on the budget.
Yes. Owner-occupiers pay 2% transfer tax. Buyers aged 18 to 35 who will live there pay 0% on homes up to €555,000 (a one-time exemption). Investors pay 8%.
Generally no. Dutch lenders cap the loan at 100% of market value, and 106% only when the extra is for energy-saving measures.
No. A bank looks at your whole situation, including income stability, debts and partner. The calculator is a planning tool.