The end of the year is in sight—a year in which we have been able to make many people happy with the financing of their new home, renovation, and sustainability improvements. We look forward to doing the same next year with full energy and great pleasure! In the meantime, the changes in regulations have been announced, and we will walk you through the most important updates.
Mortgage standards
Every year, Nibud determines what portion of our income can be responsibly used to pay for a mortgage. Since we spend a lot at the supermarket on our daily groceries and other fixed costs also consume a significant part of our monthly budget, the portion available for a mortgage is becoming slightly smaller.
In principle, this means that from January 1st, less can be borrowed.
However, it is expected that this will not be too bad for most people, as salaries are expected to rise next year. On balance, this could mean that the maximum possible mortgage still ends up higher than this year.
*Tip: Do you have a salary increase in prospect? If it takes effect unconditionally within six months, you may already take it into account when applying for the mortgage.
NHG
The National Mortgage Guarantee (NHG) is a safety net that protects you in the unfortunate event that you can no longer afford your mortgage payments. This safety net ensures that you pay a lower mortgage interest rate. From January 1, 2026, the limit for purchasing a home will rise from €450,000 to €470,000. If you take sustainability measures, the limit is a maximum of €498,200.
The one-time fee you pay for this safety net remains 0.4% of the mortgage amount.
Transfer tax exemption
Transfer tax is one of the components that falls under the heading of ‘buyer’s costs’ (kosten koper). Are you younger than 35 and have not used the one-time exemption before? Then it is good to know that the upper limit for the exemption will increase from €525,000 to €555,000.
The Tax and Customs Administration uses the higher of the purchase price compared to the appraised value. The appraisal value can therefore influence whether you are above or below the exemption limit.
*Tip: The date of transfer is leading. Have you signed a purchase agreement this year, but are you going to the notary after the turn of the year? Then the higher exempted amount applies. In some cases, it can therefore be financially smart to postpone the transfer slightly (in consultation with the selling party).
Transfer tax
To stay on the subject of transfer tax: the highest rate of 10.4% will drop to 8% next year. You pay this rate when purchasing real estate that does not become your ‘primary residence.’ For example, a holiday home or a property that you are going to rent out.
*Tip: Here too, postponing the transfer can be lucrative if it can be moved just past the turn of the year. The date of transfer is leading for the rate.
Lower borrowing capacity for energy-efficient homes
Making your home more sustainable remains as important as ever. Research shows that the return on solar panels is lower than in previous years. For that reason, the extra amounts you can borrow due to a favorable energy label have been adjusted.
This concerns highly energy-efficient homes:
| As of 1-1-2026 | Extra amount for purchase with 2025 energy label | Extra amount for sustainability measures during renovation 2025 | As of 1-1-2026 | |
| €25,000 | €30,000 | A+++ | €10,000 | €0 |
| €30,000 | €40,000 | A++++ | €0 | €0 |
| €40,000 | €50,000 | A++++ with guarantee | €0 | €0 |
For homes with energy labels G through A++, nothing changes.
Are you curious about the effect the above information has on your personal situation? Then schedule an appointment quickly; we would be happy to tell you more about it!
