Skip to calculator
reckoner.

Dutch Mortgage Affordability Calculator

Dutch lenders use the Loan-to-Income (LTI) ratio from the Nationale Hypotheekgarantie (NHG) table, which adjusts by income bracket and interest rate. Energy-efficient homes can borrow up to €9,000 more than the standard cap. This calculator applies the representative LTI multiple for your income band.

Standard model
Maximum borrowing
€ 397.669
Monthly payment
€ 1.853
Stress rate
5.80%
Binding constraint
PAYMENT_CAPACITY

This is an estimate. Lenders also consider credit history, outgoings, and their own criteria.

€
€
%
yr
Buyer typeiYour buyer status - first-time buyers may qualify for government programs or reduced stamp duty
Monthly debt payments reduce your borrowing capacity
Borrowing capacity by income
How your maximum loan changes with gross income
Ad
Ad

APRA requires lenders to assess whether you can service the loan at your contract rate plus a 3 percentage point buffer:

assessment rate  = contract rate + 3%

max monthly payment = gross monthly income × 35% − existing monthly debts

max borrow = PMT⁻¹(max monthly payment, assessment rate / 12, term in months)
           = max monthly payment × [ (1+i)^n − 1 ] / [ i(1+i)^n ]

The 3% buffer is why lenders quote a lower borrowing capacity than the rate you will actually pay would suggest. It was raised from 2.5% to 3.0% in October 2021.

No live rate is available right now. The field is prefilled with a typical rate for this market. Change it to your lender's quoted rate to see your actual figures.

The rate field is editable. Type your lender's quoted rate to see your own numbers.

Energy label can increase your maximum borrowing

Dutch lenders allow up to €9,000 additional borrowing for energy-efficient homes (label A or above). The NHG guarantee allows lenders to advance up to 100% LTV on homes up to €435,000 (2025), which also reduces the interest rate by 0.5-0.7%. These factors can meaningfully shift your borrowing capacity on a Dutch property.

Rules sourced from Standard estimate — Dutch lenders follow NHG and AFM income norms; conservative buffer applied. Last reviewed 2026-08-01.

How your borrowing limit is calculated

Lenders apply two types of constraints. The first is an income multiple or debt-to-income ratio - a cap on the loan size relative to your gross income. The second is a stressed affordability assessment: your income must support the monthly payment at a higher, hypothetical interest rate. Whichever constraint produces the lower loan amount is the binding one. The calculator shows which rule limits you under the binding constraint field.

What this doesn't include

This is an estimate based on published regulatory rules. Individual lenders also consider your credit score, employment stability, nature of income (self-employed versus salaried), existing financial commitments, and the property type. A lender may offer less than the regulatory maximum for any of these reasons. The figure here is a starting point for conversations with lenders, not a guaranteed offer.

Why your lender may quote a different figure

Lenders have discretion to lend below the regulatory cap and to grant exceptions above it in limited cases. The stress test rate varies by lender - some use a rate higher than the regulatory floor. Bonus, commission, or overtime income may be discounted by 50% or more. If the bank's figure is significantly lower than this calculator suggests, ask them which specific constraint is limiting your application.

Frequently asked questions

What is a mortgage stress test?

A stress test assesses whether you could still afford repayments if interest rates rose. In the UK, lenders test at roughly 3% above the revert rate. In Canada, the qualifying rate is the higher of your contract rate plus 2% or 5.25%. In Australia, APRA requires a 3% buffer above the loan rate. The stress test is often the binding constraint - not the income multiple.

How does a larger deposit affect how much I can borrow?

A larger deposit reduces the loan-to-value ratio, which can unlock better interest rates and remove mortgage insurance requirements. It does not directly increase most lenders' income multiples, but a lower rate means a given income can support a larger loan amount. In some countries, exceeding certain LTV thresholds (e.g., 90% in Ireland) requires regulatory exceptions.

Does the result include stamp duty or closing costs?

No. This calculator shows the maximum loan amount. Stamp duty, legal fees, survey costs, and other purchase costs must come from your savings separately. In most countries you cannot borrow to cover these costs, and lenders will verify your ability to fund them independently.

Why might my bank offer me less than the calculator shows?

Lenders apply their own internal criteria on top of regulatory requirements. Your credit score, monthly outgoings, existing debt commitments, employment type, and the specific property can all lead a lender to offer less. The calculator applies the regulatory maximum - individual lender decisions sit below that ceiling.

Do existing debts reduce how much I can borrow?

Yes, significantly. Car loans, student loans, credit card minimum payments, and personal loan commitments all reduce the income available to service a mortgage. Add your monthly debt payments in the optional field above to see how much they reduce your borrowing capacity under the debt-to-income or income multiple rules in your country.

Add this calculator to your site

Free to use. The embed is under 40KB, carries no ads and no tracking, and inherits your page's background. The code includes a link back to this page.

Written and maintained by the Reckoner team

The repayment engines behind this site are tested against worked examples published by FRED, the Bank of Canada, the Bank of England and the Reserve Bank of Australia. Found an error? Contact us

Last reviewed September 15, 2026