Mortgage rules are changing in 2026. You will be able to borrow less

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If you are planning to buy a home in the Netherlands, the coming months matter. From January 2026 new mortgage rules will apply. These rules will reduce how much you can borrow with the same income. This change affects all buyers, including internationals working and living in the Netherlands.

Every year the Nibud, the Netherlands Institute for Budget Information, updates the standards that guide Dutch mortgage lenders. These standards determine how much of your income can safely be used for housing costs. Because the overall cost of living has increased, these standards will become stricter in 2026. When more of your income is needed for daily expenses, there is less available for your mortgage.

A simple example of the 2026 impact

If you and your partner each earn about 2.750 euro per month, your combined income is 5.500 euro. Under the 2025 rules you can borrow around 356.000 euro. Under the 2026 rules this amount will decrease to about 336.000 euro. The difference is 20.000 euro.

This difference can decide whether you can afford the home you want, especially if you are already close to your maximum borrowing limit.

Who will feel this change the most

First time buyers, couples with an average income and internationals often notice this impact most clearly. These are groups that usually rely fully on their borrowing power to make a purchase. A small reduction can therefore make a significant difference.

You can still use the 2025 rules

The good news is that you still have time. If you start the mortgage process now, you can still secure the more favourable 2025 lending standards. A calculation or application made in 2025 can still be used later if your file is complete and submitted on time. Acting early gives you more borrowing power and more choice in the housing market.

What you should do next

Begin by checking how much you can borrow under the 2025 rules. This gives you a clear picture of your options today. Next compare your 2025 and 2026 borrowing capacity so you understand what waiting might cost you. Finally schedule a free consultation. With clear explanations in your own language, you can move forward with confidence and make the right decision at the right time.

Domek helps internationals from start to finish

At Domek we guide international employees through every step of the buying process. From searching for your dream home to arranging your mortgage, insurance and utilities. We help internationals settle in Belgium and the Netherlands with one trusted partner and one clear process, always in your own language.

You save time, avoid paperwork stress and get the clarity you need in a housing market that can be difficult to navigate on your own. From your first search to receiving the keys, Domek is here to make every step easy, transparent and well organised.

Stay ahead of the 2026 changes

The new rules are coming, but you can stay ahead by acting now. If you want to benefit from the higher borrowing limit in 2025, start your calculation or consultation today so you are fully prepared before the new rules take effect.

Calculate your 2025 mortgage or book a free consultation at Domek.nl and secure your options before the change in 2026.

Sources
This article is based on information from Nibud and general guidelines used by Dutch mortgage lenders for the 2025 and 2026 lending standards.

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