The Dutch housing market is set for an important change in 2027. From January 1, 2027, the maximum property value limit for a mortgage with the National Mortgage Guarantee (Nationale Hypotheek Garantie, or NHG) will increase from €470,000 to €500,000. For buyers who also finance energy-saving improvements, the maximum limit will rise to €530,000.
The NHG guarantee fee will remain unchanged at 0.4% of the mortgage amount. This means more homebuyers may qualify for the benefits of NHG without paying a higher percentage fee.
In this article, we explain what the new limits mean for expats buying a home in the Netherlands, how the guarantee works, and how you may be able to benefit from the new limit even if you purchase a property in December 2026.
What is NHG?
The National Mortgage Guarantee (NHG) is a Dutch mortgage guarantee scheme designed to help homeowners manage financial difficulties. Under certain conditions, NHG can help borrowers and their mortgage providers find a solution if circumstances such as unemployment, divorce or a reduction in income make mortgage payments difficult.
If selling the property becomes unavoidable and results in a residual debt, NHG may provide additional protection, subject to its terms and conditions.
For homebuyers, an important additional benefit is that mortgages with NHG often come with a lower interest rate than comparable mortgages without the guarantee. The exact difference depends on the mortgage provider and the specific mortgage product.
NHG is therefore worth considering when buying a home in the Netherlands, particularly for expats who want to understand both their mortgage costs and the protection available to them.
The new NHG Limits for 2027
From January 1, 2027, the standard NHG limit will increase by €30,000.
Here is how the new limits compare with 2026:
| 2026 | 2027 | |
| Standard NHG limit | €470.000 | €500.000 |
| Limit including energy-saving measures | €498.200 | €530.000 |
| NHG guarantee fee | 0,40% | 0,40% |
The higher limit for energy-saving measures allows eligible buyers to finance certain improvements to make their home more energy-efficient, subject to the applicable NHG conditions.
For example, if you are buying a home and plan to invest in insulation, improved glazing or other qualifying energy-saving measures, the additional financing may help you spread the cost over your mortgage rather than paying for everything from your savings.
The additional €30,000 in the standard limit may also make a difference for buyers whose preferred property is just above the current NHG threshold.
Important: The NHG limit is not simply based on the advertised asking price. Eligibility depends on the applicable NHG rules, and the lower amount of either the purchase price or appraised market value.
The NHG guarantee fee remains at 0.4%
The NHG guarantee fee, known in Dutch as the borgtochtprovisie, will remain at 0.4% in 2027. This is a one-off fee calculated on the relevant mortgage amount. It is not an annual charge. For example, on a mortgage of €500,000, the fee would be €2,000, assuming the full amount is subject to the standard 0.4% fee.
Although the percentage is unchanged, the higher NHG limit means buyers can potentially finance a more expensive home with NHG while paying the same percentage fee.
Whether NHG is financially beneficial in your situation depends on the interest rate offered, the guarantee fee and your individual circumstances. It is worth comparing the available mortgage options before making a decision.
Can you benefit from the New NHG Limit if you buy in December 2026?
Yes, potentially. You may not need to wait until January to buy your home.
At Independent Expat Finance, we can assess whether it is possible to structure your mortgage application so that the new NHG limit applies, even if you purchase your property towards the end of 2026. The key factor is the date on which the mortgage provider issues the binding mortgage offer (bindend aanbod). NHG confirms that the limit and conditions applicable to the year in which the binding offer is issued determine which rules apply.
For buyers purchasing a property from around the beginning of December 2026, there may therefore be an opportunity to benefit from the 2027 limit. Depending on your circumstances and the mortgage provider’s procedures, we can request that the binding mortgage offer is issued on or after January 1, 2027. This can be particularly relevant if the property’s purchase price or the financing required is above the current €470,000 NHG limit but within the new €500,000 limit.
However, this approach must be planned carefully. The timing of the application, the contractual deadlines in your purchase agreement, the lender’s processing requirements and your financial clause all need to be considered. A mortgage provider must also be able to accommodate the requested timing.
If you are planning to buy a home in December 2026, it is worth discussing this with your mortgage advisor as early as possible. We can assess whether the timing is feasible and help you plan the application accordingly.
What does this mean for expats buying a home in the Netherlands?
For expats, buying a property in the Netherlands can involve additional questions about income, employment contracts, residency status and which mortgage providers accept their particular circumstances.
The higher NHG limit may create more opportunities for buyers looking at properties in the €470,000–€500,000 range. Depending on the circumstances, it may also make it possible to finance eligible energy-saving improvements within the higher limit.
A higher NHG limit does not automatically mean that you can borrow more. Your maximum mortgage will still depend on factors such as your income, existing financial commitments, the property’s value and the lender’s acceptance criteria and offered interest rate. But generally with a lower interest rate, you can often borrow slightly more.
It is also important to remember that NHG eligibility and mortgage affordability are two different things. You must meet the applicable NHG conditions as well as the mortgage provider’s lending requirements. This is particularly relevant for expats with international income, temporary employment contracts or a residence status that requires additional assessment. Not every lender applies the same criteria, so choosing the right mortgage provider can make a significant difference.
Planning to buy a home? Let us help you prepare
The increase in the NHG limit is good news for homebuyers, but timing and preparation remain important. If you are looking to buy a property towards the end of 2026, the right mortgage strategy could help you take advantage of the new rules.
At Independent Expat Finance, we specialise in helping expats navigate the Dutch mortgage market. We compare mortgage providers, assess your borrowing options and guide you through the application process, taking your personal and financial circumstances into account.
If you are considering buying a home in the Netherlands, contact us to discuss your options. We can help you determine whether NHG is suitable for your situation and whether the new 2027 limit could make a difference.
Want to know how much you can borrow? Get in touch with Independent Expat Finance to explore your mortgage options and take the next step towards your new home in the Netherlands.
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