Mortgage Planner: Annuity vs Linear, Buying Costs and Rent vs Buy

1. Annuity or linear
   An annuity mortgage has the same gross payment every month: at first mostly interest, later mostly capital. A linear mortgage repays the same capital every month, so it starts higher and falls every month. Linear costs less interest in total, but the first years are heavier and your tax return falls faster.
2. Buying costs
   Transfer tax (2%, or nothing for starters under 35 up to €555,000), the notary, the valuation, advice, a structural survey and possibly a buying agent and a bank guarantee. A Dutch mortgage can be at most 100% of the value, so these come out of your savings. The financing costs (advice, valuation, NHG, bank guarantee and the mortgage deed) are deductible in the year you buy.
3. Your tax return
   You can deduct mortgage interest on your main home for up to 30 years, minus the eigenwoningforfait (0.35% of the WOZ value in 2026). Since 2025 the deduction is worth at most 37.56%. This planner works out the real change in your Box 1 tax every year, so the return falls as the interest falls and the WOZ rises.
4. Rent vs buy
   Comparing only the money spent misses that a buyer builds equity. Here both sides spend the same each year: whoever pays less invests the difference, and the renter also invests the savings the buyer put into the house. The buyer's wealth is the home's value minus the mortgage and selling costs, plus their investments.
5. Sharing
   Every input is in the page address, so a copied link opens these exact numbers, for a partner or an advisor. Nothing is sent to our server.

Frequently asked questions

Sources: belastingdienst.nl (eigenwoningforfait, hypotheekrenteaftrek, overdrachtsbelasting) | nhg.nl (kostengrens 2026) | afm.nl (maximale hypotheek 100% van de woningwaarde)