Good news for expats looking to buy a home in the Netherlands. From 2026, the maximum purchase price eligible for a National Mortgage Guarantee (NHG) mortgage increases from €450,000 to €470,000 — and up to €498,200 for homes with approved energy-efficient upgrades. The NHG fee stays at 0.4%. So, what does this mean for expat buyers in practice? Let’s break it down.
What Is NHG?
The National Mortgage Guarantee (NHG) is a system designed to provide security for both homeowners and lenders. With NHG:
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Banks see your mortgage as lower-risk
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You may benefit from a lower mortgage interest rate
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You receive financial protection if major life events affect your ability to pay your mortgage (such as job loss or illness)
In short, NHG makes buying a home safer and often more affordable, which is especially valuable if you’re new to the Dutch financial system.
What’s Changing?
Beginning next year:
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You can finance a home up to €470,000 with NHG
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If you’re making energy-efficiency investments, the amount increases to €498,200
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The NHG fee remains 0.4% of the total mortgage
More budget flexibility within the guarantee system means more opportunities for first-time buyers and expats shopping in competitive areas.
Why This Matters for Expats
For international buyers navigating a new market, this increase brings several benefits:
✅ Access to a wider selection of homes, especially in popular cities where prices often exceed previous limits
✅ Potentially lower interest rates, keeping monthly costs manageable
✅ Extra financial protection during life changes — useful if you’re on a relocation contract or experiencing job mobility
With house prices continuing to evolve, this higher threshold makes it easier to buy safely and confidently.
What Expats Should Keep in Mind
Even with the raised limit, certain NHG rules still apply:
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Your income and residency status must meet Dutch mortgage criteria
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The property must be your primary residence
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The NHG fee (0.4%) will be added to your closing costs
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Required documentation may differ if you earn income abroad or have an international contract
Many expats have more complex financial profiles, so working with a mortgage advisor experienced in expat cases is highly recommended.
How to Take Advantage of the New NHG Limit
To make the most of this update:
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Assess your borrowing capacity early with a qualified expat mortgage advisor
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Set a realistic search budget, including closing costs and sustainability upgrades if applicable
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Work with a buying agent who understands both the Dutch market and expat needs
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Prepare your financial documents, such as employment contracts, tax statements, and residency paperwork
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Explore energy-efficient home options, which now come with even higher NHG flexibility
Being well-prepared can make the home-buying process smoother and help you secure a property before competition does.
