NHG limit rises to €500,000:
what does it mean for you as a home buyer
Good news if you’re planning to buy a home in the Netherlands next year. From 1 January 2027, you can take out a mortgage with the Nationale Hypotheek Garantie (NHG) on homes worth up to €500,000. The current limit is €470,000. That’s €30,000 more, and in a market where prices have been climbing for years, you’ll notice the difference.
There’s a second change too. If you buy a home with a poor energy label, you’ll now get extra borrowing room by default to make it more energy efficient. Here’s what’s changing.
First things first: what is NHG?
If you’re new to the Dutch housing market, NHG stands for Nationale Hypotheek Garantie, the National Mortgage Guarantee. It’s a safety net for when things go wrong. Say you lose your job or go through a divorce and can no longer pay your mortgage. In some cases NHG can stop you from being left with a remaining debt after your home is sold. That’s real peace of mind.
On top of that, many Dutch banks offer a lower interest rate on mortgages with NHG, which can add up to a lot over the full term.
What’s changing on 1 January?
1. A higher limit: €500,000
You’ll be able to use NHG on a more expensive home. In a city like Groningen, where many homes sit right around the old limit, this could make all the difference. A house you’d have had to finance without the guarantee this year might well qualify next year.
2. €20,000 extra for sustainability as standard
Buying a home with an energy label of E, F or G? You’ll automatically get €20,000 of extra borrowing room for improvements such as insulation, new window frames or a heat pump.
This option already existed, but many buyers simply didn’t think of it. By including the amount by default, NHG wants buyers to think about energy efficiency from the moment they buy.
A few things to keep in mind:
- You won’t automatically borrow an extra €20,000. If the value of the home doesn’t leave enough room, the amount will be lower.
- You don’t have to take it. If you’d rather not finance the extra amount, you can leave it out.
3. The cost stays the same
NHG costs a one-off fee of 0.4% of the amount you borrow, and that won’t change next year. On a €400,000 mortgage, that comes to €1,600.
What does this mean for you?
Planning to buy a house in Groningen early next year, with a budget somewhere between €470,000 and €500,000? It may be worth timing your purchase for after 1 January. Always talk this through with a mortgage adviser first, though. In the end, your personal situation decides what makes sense.
Looking at an older home with a low energy label? Don’t treat the extra borrowing room as an afterthought. You’ll live more comfortably straight away, your energy bills will go down, and your home is likely to be worth more over time.
Questions?
Not sure whether your dream home will fall under the new NHG limit, or curious what sustainability improvements could do for you? Feel free to get in touch. We’re happy to help, in English or Dutch, even if you’re only just starting your search.
Anderz Makelaar · Expat Groningen · Certainty · Quality · Trust