Mortgage & Hypotheekrenteaftrek
Monthly annuity payment, an indicative maximum mortgage, and the 2026 first-year hypotheekrenteaftrek (mortgage interest deduction) benefit.
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Result
Annuity vs linear, buying costs and a month-by-month schedule →
What is left each month?
Your net pay, minus the mortgage, plus the interest-deduction refund, minus your everyday costs.
Open a step for the sum with your figures, what the step does, and what the Dutch terms mean.
Indicative maximum mortgage€ 315.000
What this step does: Lenders follow the national lending standards (Nibud/leennormen): a share of your income may go to housing costs, depending on your income and the interest rate. An energy-efficient home allows a little more.
A rule of thumb (4.5 × gross income, less 4.5 × your yearly other debt payments). Lenders use the Nibud tables, which depend on income and interest rate.
Monthly payment€ 1.771
What this step does: Annuity: every month the same gross payment; at first mostly interest, later mostly repayment. Linear: the same repayment every month plus interest, so the payment starts high and goes down.
Tax refund on the interest, first year€ 5.732
What this step does: Mortgage interest on your own home is deductible (hypotheekrenteaftrek), against at most the rate of the second bracket. The notional rental value (eigenwoningforfait) is added to your income first, so the refund is on the difference.
The interest minus the notional rental value of the home (eigenwoningforfait) is deducted from Box 1 income. The deduction is worth at most 37.56%, but a lower income also raises the tax credits, so the refund is the tax without the home minus the tax with it.
- Indicative maximum mortgageDutch lenders base your borrowing limit on your gross household income, not a flat multiple. Real offers use Nibud/AFM "woonquote" lookup tables that vary by income band and current interest rate. This tool uses a commonly cited rule of thumb (4.5× gross annual income), reduced for any other monthly debt, as a rough first pass.
- Monthly paymentNearly all Dutch mortgages are annuity (annuïteit) loans: a fixed monthly payment for the whole term, where the interest/principal split shifts over time. Early payments are mostly interest, later payments mostly principal.
- Eigenwoningforfait (EWF)Owning your main home adds a small notional amount to your taxable income each year: a percentage of the WOZ value set by the municipality, meant to represent the benefit of not paying yourself rent.
- Hypotheekrenteaftrek (mortgage interest deduction)You can deduct mortgage interest paid on your main home from your taxable income in Box 1, but only the interest that exceeds the eigenwoningforfait. Since 2025 the deduction is worth at most the second-bracket rate (37.56% in 2026), so top earners no longer get 49.5%. For middle incomes the saving is often higher than that rate, because a lower taxable income also raises the general and labour tax credits: around 44% on €60,000.
Frequently asked questions
Why does my bank quote a different maximum mortgage?
Banks use the official Nibud/AFM financieringslastpercentage tables, which step up and down by income band and current interest rate. They are not a single multiple of income. This calculator is directional only.
Do I pay tax on my home?
Not directly, but the eigenwoningforfait is added to your taxable Box 1 income each year as a notional benefit, and it reduces how much mortgage interest you can deduct.
Is interest-only still allowed?
New interest-only mortgages no longer qualify for interest deduction if taken out after 2013. This calculator assumes a standard annuity loan.
Is NHG worth it?
For loans under the NHG cost limit, the one-off fee is usually recovered quickly through the lower interest rate lenders offer with NHG, plus it protects you (and, in hardship cases, partly the lender) if you can no longer pay. It is not automatic though, and not every lender or loan type qualifies.
Sources: belastingdienst.nl (eigenwoningforfait, hypotheekrenteaftrek) | nibud.nl (financieringslastpercentages) | afm.nl
The maximum-mortgage figure is a rule-of-thumb (4.5× gross annual household income, reduced for other debt). Actual bank offers use Nibud/AFM woonquote tables that vary by income band and interest rate. The interest-deduction estimate uses loan × rate as the first-year interest and the full Box 1 calculation for an employee: the deduction is worth at most the second-bracket rate, and a lower taxable income also raises the tax credits.