Maximum Mortgage 2026: How Much Can You Borrow?

In short

How much you can borrow in 2026 depends on two limits. First, your income: each year Nibud sets how much of your income may go towards housing costs, based on the mortgage rate. Second, the home value: you may borrow no more than 100% of the value of the home. The lower of the two is your maximum mortgage. New in 2026 is that single buyers may borrow around € 16,000 extra and that you get extra borrowing capacity for an energy-efficient home.

Limit 1: your income

The main factor is your gross annual income. Each year Nibud sets the financing-cost percentages: the share of your income you can responsibly spend on mortgage payments. The higher your income and the lower the rate, the more you can borrow. Work out your maximum quickly with our maximum mortgage calculator.

What counts as income?

Your fixed gross annual salary, including holiday pay and a fixed 13th month.
A second income: since 2023 your partner's income counts fully (100%). Read more about a mortgage with two incomes.
Fixed, structural allowances such as shift allowance, and sometimes part of a bonus or overtime.
Income as a self-employed person, usually based on the average of recent years.

Limit 2: the home value

Since 2018 you may borrow a maximum of 100% of the home value. A € 400,000 home therefore allows a mortgage of at most € 400,000. The buyer's costs, such as transfer tax and notary fees, must come from your own savings. There is an exception for energy-saving measures: for those you may borrow up to 106% of the home value.

What lowers your maximum mortgage?

Ongoing commitments reduce your borrowing capacity, because part of your income is already tied up:

Loans and credit registered with the BKR, such as a personal loan, revolving credit or credit card limit.
A student debt. Since 2024 this is weighted on your actual monthly payment, which often works out more favourably than before.
Alimony you pay to an ex-partner.
A private-lease car or an ongoing instalment contract.

What raises your borrowing capacity in 2026?

There are also schemes that let you borrow more:

Single buyers with an income from around € 28,000 may borrow about € 16,000 extra in 2026, on top of their income-based maximum.
For an energy-efficient home or energy-saving measures you get extra borrowing room, up to € 25,000 for a net-zero-energy home.
With the National Mortgage Guarantee you fall into the lowest risk category and pay less interest, which can let you borrow slightly more.

The role of the interest rate

Your maximum mortgage is calculated with a test rate. For a fixed-rate period of ten years or longer the provider uses your actual rate; for a shorter period a (higher) statutory test rate applies. A long fixed-rate period can therefore raise your maximum mortgage and also gives certainty about your monthly costs.

Want to know exactly what is possible in your situation? An independent adviser will work through all the schemes for you. Request a free advice session.

Frequently asked questions

How much mortgage can I get on my income?

That depends on your gross annual income, the interest rate and any debts. Rules of thumb barely exist anymore; use our calculator to get a reliable indication in two minutes.

Can I add the buyer's costs to my mortgage?

No, because you may borrow at most 100% of the home value. You pay the buyer's costs from your own savings. Only for energy-saving measures may you borrow up to 106%.

Does my partner's income count in full?

Yes. Since 2023 the second income counts 100% when calculating your joint maximum mortgage.