You could lose tens of thousands of euros in borrowing capacity — without any change in your income.
From 2026, new rules will come into effect that will reduce how much many people can borrow for a home in the Netherlands. For some buyers, this may mean adjusting their plans or even giving up on their desired property.
Find out how much you could lose and why 2025 might be your last chance to secure a higher mortgage.
New rules mean lower borrowing capacity
If you are planning to buy a home in the Netherlands, the coming months are crucial. From January 2026, new mortgage rules will apply. In practice, this means one thing — with the same income, you will be able to borrow less money.
This change affects all buyers, including internationals living and working in the Netherlands.
Each year, Nibud updates the standards used by banks to calculate the maximum mortgage amount. These standards determine what portion of your income can safely be allocated to housing costs.
As the cost of living has increased, the 2026 standards will become more restrictive. This means a larger part of your income will be needed for everyday expenses, leaving less available for mortgage repayments.
A simple example of the 2026 impact
Let’s say you and your partner each earn around €2,750 per month. Together, your total income is €5,500.
Under the 2025 rules, you could borrow approximately €356,000.
Under the 2026 rules, this drops to around €336,000.
That is a difference of €20,000.
This kind of difference can determine whether you can afford a specific property — especially if you are already close to your maximum borrowing capacity.
Who will be affected the most
The changes will impact most:
- first-time buyers
- couples with average incomes
- internationals
These groups typically rely the most on their borrowing capacity when buying a home. Even a small change can significantly affect what they can afford.
You can still benefit from the 2025 rules
There is also good news — you still have time to take advantage of the current, more favorable rules.
If you start the mortgage process in 2025, you may be able to secure a higher borrowing capacity. A calculation or application started this year can still be used later, provided your documentation is completed on time.
The sooner you act, the more options you will have.
What you should do now
Start by checking how much you can borrow under the 2025 rules. This will give you a clear understanding of your current possibilities.
Then compare your borrowing capacity for 2025 and 2026 to see how much waiting could cost you.
Finally, speak with an advisor who can explain everything in your language and help you make the right decision at the right time.
Domek supports internationals at every step
At Domek, we support internationals throughout the entire home-buying process — from finding a property to arranging the mortgage and handling the formalities.
With 15+ years of experience and a team of 100+ professionals, we help you understand your options, compare lenders, and choose the solution that fits your situation.
Our advisors guide you step by step — from calculating your borrowing capacity to preparing your application. If you decide to buy, we also take care of the process before, during, and after the purchase.
Call us at 088 1021 500, email info@domek.nl, or fill in the contact form to get started.
Prepare for the 2026 changes
The changes are coming, but you can prepare for them.
If you want to benefit from higher borrowing capacity under the 2025 rules, it is worth acting now. This gives you a larger budget and more options on the property market.
Calculate your borrowing capacity or book a free consultation at Domek.nl and secure your options before the 2026 changes take effect.
Source
This article is based on information published by Nibud and general guidelines used by Dutch lenders when setting mortgage standards for 2025 and 2026.
