Maximum mortgage in 2024
The housing market remains challenging. How much can you actually borrow for a home in 2024? In this article, we explain the factors that determine your maximum mortgage.
The basics: income and outgoings
Your maximum mortgage is primarily determined by your income and regular outgoings. The calculation follows strict rules set by Nibud (the National Institute for Family Finance Information).
Key sources of income:
- Fixed salary (100% counted)
- Variable income (50-100%, depending on duration)
- Partner's income (100%)
- Self-employment (3-year average)
Factors that determine your maximum mortgage
1. Gross annual income
This is the most important factor. The higher your income, the more you can borrow.
2024 guide (no debts, single applicant):
| Gross income | Indicative max. mortgage |
|---|---|
| €40.000 | ~€175.000 |
| €50.000 | ~€225.000 |
| €60.000 | ~€275.000 |
| €75.000 | ~€350.000 |
| €100.000 | ~€480.000 |
2. Interest obligations
The interest you pay affects your monthly payments and therefore your maximum loan. In 2024, interest rates have risen compared with previous years.
3. Existing debts
Every debt reduces your borrowing capacity:
- Student loan: 0,45% of the original amount per month
- Personal loan: Full monthly payment
- Credit card: 2% of the limit per month
- Personal car lease: Full monthly payment
4. Age
Older buyers have a shorter mortgage term available, which can limit the maximum mortgage.
5. Property type
An energy-efficient home (energy label A or higher) provides additional borrowing capacity thanks to lower energy costs.
Loan-to-Value (LTV)
In 2024, you can borrow a maximum of 100% of the property's value. This means:
- You must pay the purchase costs (~6%) yourself
- Renovations must be paid for out of your own pocket
What do purchase costs include?
- Property transfer tax (2% for an owner-occupied home)
- Notary fees
- Estate agent fees
- Valuation fees
- Advice and arrangement fees
NHG: Nationale Hypotheek Garantie (National Mortgage Guarantee)
With NHG, you get:
- A lower interest rate (0,2-0,6% discount)
- Protection in the event of a forced sale
NHG limit 2024: €435.000 (with energy-saving measures: €461.100)
Worked example
Situation: A couple buying together, both aged 30
- Person A's income: €55.000
- Person B's income: €45.000
- A's student loan: €20.000
- No other debts
Calculation:
- Combined income: €100.000
- Basic maximum mortgage: ~€480.000
- Deduction for student loan: ~€15.000
- Maximum mortgage: ~€465.000
Tips for a higher mortgage
1. Pay off debts
Every debt you repay immediately increases your borrowing capacity.
2. Increase your income
- Ask for a pay rise
- Take a second job
- Consider a more senior role
3. Buy with NHG
The interest rate benefits provide more borrowing capacity.
4. Choose an energy-efficient home
Energy label A or better provides additional borrowing capacity.
5. Wait before having children
This sounds harsh, but children reduce your borrowing capacity.
Common mistakes
- Borrowing the maximum: Do not borrow the maximum; keep a buffer
- Forgetting additional costs: Include furniture and moving costs in your calculations
- Not fixing the interest rate: Consider a long fixed-rate period
- Only looking at monthly payments: Look at the total costs too
Conclusion
Your maximum mortgage depends on many factors. Use online calculators for an initial estimate, but always consult a mortgage adviser for an accurate calculation. And remember: borrowing the maximum is not always borrowing wisely.
Sources and scope
Examples and policy choices in this article are illustrative, not a current quotation, fixed standard or financial or legal advice. The editorial revision date relates to the summary, structure and source references; it is not a reference date for the underlying data.
| Primary source | What is it used for? |
|---|---|
| Rijksoverheid — student debt and mortgages | Current guidance on how obligations to DUO are taken into account; historical calculations in the article should not be used as a benchmark. |
| Rijksoverheid — responsible borrowing | Repayment, interest, additional costs and assessing affordability against your budget. |
Source links support the topic mentioned, but do not automatically substantiate all percentages, time frames or examples in this article. Check current terms and rules with the responsible authority.
