What determines your mortgage capacity?
The amount you can borrow as an expat is determined by a calculation based on your income, fixed obligations, and the property value. Lenders use national tax rules and their own additional criteria. The most important factors are listed below.
Income
Permanent employment
If you have an open-ended contract (contract voor onbepaalde tijd), your gross annual salary is the main input. Lenders typically use 100% of your fixed gross salary.
Temporary contract with intent to extend
If you have a fixed-term contract, an intentieverklaring (statement of intent to make the contract permanent) from your employer is usually required. Without it, lenders are more conservative.
30% ruling
If you benefit from the 30% ruling, lenders treat your taxable income according to specific rules. Some lenders use the gross income excluding the 30%, others use the actual taxable income. We know which lenders are most favourable for expats with the 30% ruling and can optimise your application accordingly.
Self-employed (ZZP)
For self-employed expats, lenders typically look at the average profit over the last three years, often with a haircut. Two complete tax years of registered Dutch self-employment is usually the minimum.
International organisations
Working at an international organisation (UN, NATO, ICC, ECB, etc.) requires a slightly different approach because of the tax-exempt salary. Several lenders offer specific products for this group.
Other factors
- Existing debts — student loans, BKR-registered consumer loans and credit-card balances reduce your capacity
- Partner's income — joint applications combine both incomes (subject to limits)
- Age — affects the maximum term (typically up to 30 years; longer terms become harder past age 57)
- Property value (LTV) — you can borrow up to 100% of the property value, plus up to 6% extra for energy-saving measures
- Energy label — a better energy label can unlock additional borrowing capacity
- NHG (National Mortgage Guarantee) — only available up to a property value cap (€450,000 in 2026), reduces interest rate
How we calculate it for you
The official Dutch mortgage capacity calculation is complex — it weighs your income against fixed cost ratios that change yearly. We run the numbers across all 25+ lenders and identify the highest, most realistic mortgage you can get without overstretching your monthly budget.
Plan a free consultation and within an hour you have a clear, personal answer.