Published: 30 October 2026 · Updated: 30 October 2026
A €350,000 Dutch mortgage at 3.90% over 30 years costs €1,650.84 per month as an annuity, or starts at €2,109.72 per month as a linear loan and falls every month. This free Netherlands mortgage calculator compares both Dutch repayment types side by side, checks your loan against the 2026 NHG limit, and shows total interest for each.
€350,000 at 3.90% over 30 years: annuity €1,650.84/month (€244,301.94 interest) vs linear starting €2,109.72/month (€205,318.75 interest). Linear saves about €38,983 in interest but costs more in the early years. If your loan is €470,000 or less, NHG (2026 limit) can cut your rate by up to 0.6 points for a one-time 0.4% fee.
Researched by MixKhazana Team · Last updated 30 October 2026 · Data: NHG limit €470,000 for 2026 (€498,200 with energy measures), De Hypotheker NHG fee 0.4%, 2026 Dutch lending norms, 2026
The Netherlands effectively offers two mortgages, and the tax code forces the choice. Since 2013, interest on a primary home is deductible only when the loan is fully repaid within 30 years on an annuity or linear schedule — so almost every Dutch buyer picks one of these two. An annuity mortgage (annuïteitenhypotheek) keeps the gross monthly payment flat while the fixed rate lasts: early payments are mostly interest, later payments mostly capital. A linear mortgage (lineaire hypotheek) repays the same capital slice every month, so interest — and therefore the payment — falls every month. The maths is simple: annuity payment = loan × monthly rate × (1 + monthly rate)n ÷ ((1 + monthly rate)n − 1); linear first payment = loan ÷ n + loan × monthly rate. If you freelance in the Netherlands, the Netherlands ZZP tax calculator shows the income side of the same budget.
Then comes NHG. The National Mortgage Guarantee (Nationale Hypotheek Garantie) covers the lender's loss if you must sell at a shortfall after job loss, divorce or disability. The 2026 NHG limit is €470,000 (or €498,200 with financed energy-saving measures), the one-time guarantee fee is 0.4% of the loan, and lenders typically reward NHG with a rate discount of up to 0.6 percentage points — on a €450,000 loan, the March 2026 figures put a 10-year NHG fix near 3.44% against about 3.95% without it, a gap worth roughly €130 a month. Compare the same purchase from the Spanish angle with the Spain mortgage calculator, and check whether renting beats buying with the rent vs buy calculator.
Take a €350,000 loan at 3.90% over 30 years:
Try your own loan, rate and term in the widget above.
| Annuity — monthly payment | €1,650.84 (flat) |
| Annuity — total interest | €244,301.94 |
| Linear — first / last payment | €2,109.72 / €975.38 |
| Linear — total interest | €205,318.75 |
| Linear interest saving | €38,983.19 |
At 3.90% over 30 years, a €350,000 annuity mortgage costs €1,650.84 per month, with €244,301.94 of total interest. The same loan as a linear mortgage starts at €2,109.72 per month and falls every month, with €205,318.75 of total interest.
An annuity mortgage keeps the same monthly payment for the whole fixed period — predictable, but you pay more interest overall. A linear mortgage repays a fixed slice of capital every month, so the payment falls over time and total interest is lower, but the first years cost more.
The National Mortgage Guarantee (NHG) limit for 2026 is €470,000, rising to €498,200 when the loan includes energy-saving measures. An NHG mortgage usually earns a lower interest rate — up to 0.6 percentage points below a non-NHG rate — in exchange for a one-time guarantee fee of 0.4% of the loan.
Since 2013, mortgage interest on a primary home is tax-deductible (hypotheekrenteaftrek) only if the loan is fully repaid within 30 years on an annuity or linear schedule. Interest-only and other structures do not qualify for first-time buyers, which is why annuity and linear dominate the Dutch market.
Dutch lending norms cap the loan at 100% of the property's market value (106% with financed energy improvements), and your income decides the affordable monthly payment — typically 28–35% of gross income for a single-income household under the 2026 norms. A lender's binding offer, not this calculator, sets your real maximum.
A 10-year fix is cheaper — the lowest 10-year NHG rate was about 3.44% in March 2026 versus about 3.91% for 20 years — but it leaves you refinancing sooner. A 20-year fix costs roughly €80–90 more per month on a €350,000 loan and buys two decades of payment certainty.
Buyers under 35 buying their first home pay 0% transfer tax (overdrachtsbelasting) on homes up to the 2026 starter cap, instead of the standard 2%. Above the cap or for older buyers, the standard 2% rate applies on the purchase price.
Yes, expats with Dutch income and a residence permit can get Dutch mortgages from most major lenders, and NHG is open to them on the same terms. Lenders usually assess borrowing on base salary only, excluding allowances such as the 30% ruling benefit.