NHG (Nationale Hypotheek Garantie) 2026: Limit, Cost and When It Pays Off

What NHG is

NHG is a guarantee from the Stichting Waarborgfonds Eigen Woningen, backed by the government. If you have to sell your home at a loss because of divorce, unemployment, illness or a partner's death, NHG pays the lender the shortfall, and may forgive (kwijtschelden) the rest. Because the lender runs less risk, you get a lower rate.

The main conditions

• The loan may not exceed €470,000, and the costs it covers (purchase price, improvements, costs) also have a €470,000 ceiling, €498,200 including energy-saving measures. From 2026 one limit applies to every type of home.
• The loan may not exceed the market value, except up to 106% for energy-saving measures.
• Repayment at least annuity-style within 30 years.
• The home is your own main residence, and you meet the lending norms.
• Borrowing more than 90% of the value needs a full on-site valuation.

What it costs, and what it saves

Fee on a €400,000 loan

€1,600

After the tax deduction at 37.56%

about €999: the fee is a deductible financing cost in the year you buy

If NHG lowers your rate by 0.2% (hypothetical)

€800 less interest in year 1, so the gross fee is earned back in about 2 years

The rate gap between NHG and non-NHG differs per lender and moves with the market. Compare it with the rate you would get without NHG in your own risk class: if you borrow well under 100% of the value, the gap is usually smaller.

If you cannot pay

1. 1
   Contact your lender early

   With NHG, the lender must look for solutions with you first, such as a temporary lower payment. NHG can help if your income drops.

2. 2
   Sale at a loss

   If selling is the only way, you sell with the lender's agreement, aiming for the best price.

3. 3
   Residual debt forgiven, under conditions

   NHG forgives the residual debt only if the problem was not your fault (divorce, incapacity, involuntary income loss, death of a partner) and you fully cooperated: kept paying, maintained the home, accepted the best bid and used your own savings. Otherwise you still owe it.

How much can I borrow? · Annuity, linear or interest-only · Interest rates and fixed periods · Mortgage interest deduction · NHG · Buying costs · Mortgages for expats · Moving, repaying, divorce, selling · Mortgage glossary