Hypotheekrente in the Netherlands: guide for internationals

International buyers face the same rules as Dutch buyers. The same hypotheekrente applies, the same national guarantee applies, and the same kosten koper applies. However, your residence permit and contract type still shape what lenders offer. This guide explains rates, guarantees and purchase costs, so you can budget before you bid.

What is the hypotheekrente in the Netherlands right now?

In late September 2026, the average hypotheekrente for a ten-year fixed term with NHG sits near 4.4%. Without NHG, the same term averages roughly 4.7%. Rates climbed through 2026 because inflation and energy prices rose. Lenders therefore revise their offers often, sometimes twice in one week.

Average rates with NHG in late September 2026 look like this:

• Variable: around 3.9%
• Five years fixed: around 4.3%
• Ten years fixed: around 4.4%
• Twenty years fixed: around 4.7%
• Thirty years fixed: around 4.8%

Your personal hypotheekrente also depends on the loan-to-value ratio. Borrow less against the property value, and lenders reward you with a lower rate. Longer fixed periods cost more, but they protect your monthly budget for longer.

Why does NHG lower your hypotheekrente?

NHG, the Nationale Hypotheek Garantie, guarantees the lender against losses. Because the risk drops, lenders charge a lower hypotheekrente, often around 0.3 to 0.4 percentage points less. In 2026 you can use NHG on purchases up to €470,000. The limit rises to €498,200 when you spend the extra amount on energy-saving measures.

The guarantee costs a one-off fee of 0.4% of the mortgage. That fee counts as a deductible expense in box 1. Just as importantly, NHG can write off a residual debt after a forced sale, under strict conditions. For international buyers with one income, that safety net matters.

What does kosten koper include in 2026?

Kosten koper covers the buying costs that sit on top of the purchase price. Buyers pay 5 to 6% of the price on average. Transfer tax forms the largest share. Because lenders finance a maximum of 100% of the home value, you pay kosten koper from your own savings.

Cost item	2026 level	Notes
Transfer tax, own home	2%	0% for buyers aged 18 to 34 up to €555,000
Transfer tax, not your main home	8%	Applies to buy-to-let and second homes
Notary deeds	€1,000 to €1,500	Transfer deed plus mortgage deed
Valuation report	Around €600	Most lenders require one
NHG fee	0.4% of the loan	One-off and deductible
Mortgage advice	Varies per adviser	Deductible in box 1
Buying agent	Varies	Optional and not deductible

New-build homes work differently. Developers usually sell them free on name, so you pay no transfer tax. Your kosten koper then shrinks to advice, valuation and mortgage deed costs.

Can internationals get a Dutch mortgage?

Yes. EU, EEA and Swiss nationals borrow on standard terms. Other nationalities need a BSN, a valid residence permit and stable income. Lenders read the purpose on the permit. A permit with a non-temporary purpose usually allows full financing and NHG. A purely temporary permit often caps borrowing near 90% of the value.

Your contract matters just as much. Lenders ask for an employer’s statement and recent payslips. With a fixed-term contract, many lenders accept a declaration of intent to extend employment. A stable payroll record therefore does more for your application than a high salary alone.

How does the 30% ruling affect your borrowing capacity?

The expat ruling raises your take-home pay, not your borrowing power. Lenders calculate the maximum loan from gross qualifying income, using norms set each year with Nibud. In 2026 the ruling still exempts 30% of salary. From 1 January 2027, that share falls to 27%.

Plan your monthly budget around the lower net figure. Our 2026 checklist for the 30% ruling explains the salary thresholds and the application steps. You can also model the change with our 30% ruling savings calculator before you sign a purchase agreement.

How much hypotheekrente can you deduct from tax?

Homeowners deduct mortgage interest on their main residence in box 1. In 2026 the deduction applies at a maximum rate of 37.56%. Income above €78,426 therefore still generates relief, but only at that capped rate. You must repay the loan through annuity or linear instalments within 30 years.

Run this calculation before you fix your rate. A higher hypotheekrente increases your gross monthly cost, yet part of it returns through the annual tax return. Your net housing cost, not the headline rate, decides what you can carry.

Build your move on compliant employment

Lenders test income, contracts and permits, so your employment setup decides your mortgage outcome. Octagon Professionals has enabled cross-border moves since 1987, from The Hague across Europe and the UK. We remove the risks that block relocations: misclassified contractors, permit gaps, incorrect payroll filings and missed CAO or pension obligations.

We do this because people, not paperwork, should sit at the centre of growth. Your organisation keeps full control over salary, benefits and working arrangements, while we carry the administrative and compliance burden. Talk to our team at Octagon today, and check your figures with a licensed Dutch mortgage adviser before you commit.

Frequently asked questions

What is the average hypotheekrente in the Netherlands in 2026?

In late September 2026, ten years fixed with NHG averages about 4.4%. Without NHG, expect roughly 4.7% for the same term. Rates moved up through the year, so ask your lender for a dated quote rather than relying on published averages.

Is kosten koper included in the mortgage?

No. Dutch lenders finance a maximum of 100% of the home value, so kosten koper comes from savings. Budget 5 to 6% of the purchase price. Energy-saving measures form the exception, because they allow borrowing up to 106% of the value.

Can I get a mortgage in the Netherlands on a temporary residence permit?

Often yes, under stricter conditions. Lenders check whether your permit has a temporary or non-temporary purpose. A non-temporary purpose usually allows full financing and NHG. A temporary purpose frequently limits the loan to around 90% of the property value.

How much does NHG cost in 2026?

NHG costs a one-off fee of 0.4% of the mortgage amount. On a €300,000 loan, that equals €1,200. The fee is deductible in box 1. In return, you pay a lower hypotheekrente and gain protection against residual debt.

Do first-time buyers pay transfer tax in the Netherlands?

Buyers aged 18 to 34 pay no transfer tax once, on homes worth up to €555,000 in 2026. They must live in the property themselves. Everyone else pays 2% on a main residence, which forms the largest part of kosten koper.