How are Dutch mortgage repayments calculated?

The tool uses the standard amortising annuity formula. The monthly rate is the annual rate divided by 12, and the repayment is the loan times that rate divided by one minus (1 plus the monthly rate) to the negative number of months. The loan is fully repaid by the end of the term.

Why does the calculator assume a fully-repaying mortgage?

To deduct mortgage interest (hypotheekrenteaftrek) on loans taken out after 2013, Dutch rules require the mortgage to be repaid in full within 30 years on an annuity or linear basis. Modelling a fully-amortising annuity matches the loan type most buyers actually use.

How much can I borrow against the property value?

Since 2018 the maximum loan-to-value in the Netherlands is 100% of the property value. You can finance the full purchase price, but buying costs such as transfer tax, notary and advice fees must be paid from your own funds.

What is NHG and when does it apply?

Nationale Hypotheek Garantie is a national mortgage guarantee that protects you if you cannot repay due to events like job loss, and usually earns a lower interest rate. It applies up to an annual cost limit, around EUR 435,000, and the tool flags whether your loan qualifies.

Are buying costs and fees included?

No. The result is the core principal-and-interest repayment only. Transfer tax, notary fees, valuation and mortgage advice are separate, must come from own funds, and are not part of the monthly figure shown.

Netherlands Mortgage Calculator

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A Netherlands mortgage calculator that models a Dutch home loan the way local lenders structure it: a fully-repaying annuity, your loan-to-value (LTV), total interest over the term, and whether the loan qualifies for the NHG national guarantee.

How it works

The loan is the price minus your own funds, and repayments use the standard annuity formula:

M = P * r / (1 - (1 + r)^-n)

where P is the loan, r is the monthly rate (annual rate divided by 12) and n is the number of months. The tool assumes a fully-amortising loan because, for mortgages taken out after 2013, the interest is only deductible (hypotheekrenteaftrek) if the loan repays in full within 30 years on an annuity or linear basis.

Two Dutch rules shape the result:

Maximum LTV is 100% of the property value since 2018 — you can borrow the full price, but buying costs must come from own funds.
NHG (Nationale Hypotheek Garantie) applies up to a cost limit of about EUR 435,000 and usually earns a lower rate. The tool flags whether your loan is within the limit.

Example and notes

Buy a EUR 400,000 home with EUR 40,000 of own funds at 4% over 30 years. The loan is EUR 360,000, the LTV is 90%, and the monthly annuity repayment is about EUR 1,719. The loan is within the NHG limit, so a lower guaranteed rate may be available.

This is a principal-and-interest estimate. Transfer tax, notary, valuation and advice fees are separate and paid from own funds.