The housing market remains challenging, but there is good news for anyone looking to buy a home in 2026. That's because the 2026 nhg limit has been raised, meaning more people can benefit from a safer and more affordable mortgage. In this article, I explain to you exactly what this increase means for you, the costs involved and how to take full advantage of it.
What is the NHG Limit 2026?
The Nationale Hypotheek Garantie (NHG) is a guarantee that gives you extra security as a homebuyer. If circumstances prevent you from paying your mortgage, NHG ensures that no residual debt remains. For 2026, the Home Ownership Guarantee Fund has NHG limit set at €470,000.
This amount is higher than in previous years and provides more room for home seekers. The increase comes from increased house prices in the Dutch housing market.
Key Features of the NHG Limit 2026.
- Maximum purchase price: €470,000 including renovation costs
- Sustainability budget: Extra budget for energy saving measures
- Uniform limit: Applies to all home types(new-build, existing construction, apartments)
The nhg limit 2026 applies from January 1, 2026 to all mortgage applications where the binding offer is signed on or after this date.
What will change in 2026?
The increase in the 2026 nhg limit is not the only change. There are several changes that will affect your mortgage.
Overview of Changes
Section
NHG limit
Escrow commission
Uniform limit
2025
€450.000
0,4%
Yes
2026
€470.000
0,4%
Yes
Difference
+€20.000
No change
No change
Overview of Changes
Along with the increase in the limit, the bail-in fee is also dropping. This is a one-time cost you pay for the NHG guarantee. In 2026, this cost is 0.6% of the amount borrowed, representing a saving of €470 on a €470,000 mortgage.
The Five main changes for a mortgage with NHG in 2026 Make it more interesting for many buyers to opt for NHG .
What benefits does NHG offer?
Taking out a mortgage with NHG provides concrete financial benefits. As an independent mortgage advisor, I regularly see people wondering whether NHG is worth it.
Key benefits include:
- Lower mortgage rates: Lenders charge lower interest rates because the risk is lower for them
- Interest rate discount: On average 0.2% to 0.4% lower interest rate than without NHG
- Protection against residual debt: In case of forced sale due to unemployment or death, for example
- Tax deductible: You can deduct the bail bond commission from your taxes
Example calculation Interest benefit
For a €450,000 mortgage with a 10-year fixed-rate period, an interest rate advantage of 0.3% will save you about:
- Monthly savings: around €110
- Annual savings: approximately €1,320
- Total savings over 10 years: about €13,200
These savings far outweigh the one-time cost of the bail commission (€1,800 at 0.4%).
How to calculate the NHG Limit 2026
The 2026 nhg limit is not just the purchase price of your home. You may add certain costs to the purchase price.
What do you add to the purchase price?
- Buyer costs (such as notary fees, valuation and estate agent fees)
- Refinance existing mortgage (if applicable)
- Renovation costs up to €23,500 extra
- Rebuilding costs (if the house is not habitable)
At buying your first home it's important to get a good handle on all the costs. An independent mortgage broker can help you calculate whether you'll stay within the 2026 nhg limit.
Sustainability with extra budget
A key benefit of NHG is the additional sustainability budget. On top of the €470,000 you may borrow an additional €23,500 for energy-saving measures. This means that the total NHG limit including sustainability measures comes to €493,500.
Consider investments such as:
- Solar panels
- Cavity wall insulation
- HR++ glass
- Heat pump
- Floor or roof insulation
For those interested in home sustainability, this extra budget offers attractive opportunities to lower energy bills as well as increase the value of your home.
When does the new NHG limit apply?
An important question is: From when does the new NHG limit apply? The answer is simple: the 2026 nhg limit applies to all mortgage applications where you signed the binding offer on or after Jan. 1, 2026.
Important Dates to Remember
Event
Binding offer for Jan. 1, 2026
Binding offer on or after Jan. 1, 2026
Notary appointment (transfer)
Date
December 2025
January 2026
Can be later in 2026
NHG limit
€450.000
€470.000
No impact
So it does not matter when the notary arranges the transfer. The date of the binding offer determines which NHG limit applies.
Who is NHG interesting for?
Not everyone qualifies for or benefits from NHG . Let's look at which groups the 2026 nhg limit is most relevant to.
Starters on the Housing Market
For people who buying their first home NHG is often a smart choice. You do not yet have a surplus value from a previous home and the protection against residual debt offers extra security in an uncertain phase of your life.
Benefits for first-time buyers:
- Lower monthly costs through interest advantage
- Worry less about financial setbacks
- Ability to borrow more within the NHG limit
Flow-through
Also for buying your next home NHG can be beneficial, especially if you stay within the 2026 nhg limit. The interest benefit runs into the tens of thousands of dollars over the life of your mortgage.
Buyers of New-Build
At new homes NHG is also of interest. The uniform limit means that new-build and existing construction fall under the same conditions. Moreover, you can often start your mortgage application early.
Cost of NHG in 2026
The bail bond fee is the main cost with NHG. In 2026, you will pay 0.4% of the mortgage amount.
Calculation examples Guarantor commission
- For a €300,000 mortgage: €1,200
- For a mortgage of €400,000: €1,600
- With a mortgage of €470,000: €1,880
These fees are one-time and tax deductible. You can co-finance the bail bond provision directly when you take out the mortgage, so you don't have to pay the amount at once.
Conditions for NHG in 2026
To qualify for NHG , you must meet certain conditions. The most important conditions and standards for 2026 Are:
Terms and conditions
- Mortgage amount: Maximum €470,000 (excluding sustainability)
- Home type: The home is your primary residence
- Purchase price: Home is not more expensive than NHG standards allow
- Income: You need to be able to carry the mortgage according to lending standards
- Key interest rate: Your income will be tested at a higher interest rate
Specific Situations
Separate rules apply to renovations. The dwelling must be uninhabitable or designated as uninhabitable. If in doubt, it is wise to have this assessed beforehand.
Sustainability measures must be on an approved list and carried out by a certified company. You may only use the additional amount of €23,500 for energy-saving measures.
Comparison with previous years
The 2026 nhg limit has increased again compared to previous years. This is the result of increased house prices.
Development NHG Border
Year
2023
2024
2025
2026
NHG limit
€405.000
€435.000
€450.000
€470.000
Escrow commission
0,7%
0,6%
0,4%
0,4%
Rise
–
+€30.000
+€15.000
+€20.000
The €20,000 increase and the 0.1% reduction in the bail commission make 2026 a favorable year for homebuyers looking to use NHG.
What if you're just over the NHG limit?
Some buyers are just over the 2026 nhg limit. That's annoying, but there are solutions.
Options to still stay within the limit:
- Putting in more of your own money to reduce mortgage amount
- Looking for a slightly cheaper home
- Negotiating the purchase price
- Paying certain costs yourself instead of co-financing them
Another option is to proceed without NHG . You then miss the interest rate advantage and protection, but you can buy a more expensive house. At calculating your maximum mortgage you can see what your maximum loan can be with and without NHG.
How do you apply for NHG ?
Applying for NHG goes through your mortgage lender. As an independent mortgage advisor, I arrange this for my clients.
Roadmap NHG Application
- Mortgage counseling: Determining if NHG is beneficial for you
- Housing Choice: Finding a suitable home within the nhg limit 2026
- Appraisal: Getting your home appraised by a licensed appraiser
- Mortgage quote: Submit application to lender
- NHG assessment: The Guarantee Fund assesses the application
- Approval: Upon approval, you get the mortgage with NHG guarantee
The process takes 4 to 6 weeks on average, but may take longer in busy or complex situations.
NHG and excess value
Many people are wondering if they should go with surplus value from their current home still qualify for NHG . The answer is yes, as long as the new mortgage stays within the 2026 nhg limit.
Example Flow-through mortgage with Surplus Value
Say you sell your current home and have €80,000 in excess value. Your new home costs €500,000. Then:
- Own money from excess value: €80,000
- New mortgage: €420,000
- NHG possible: Yes (under €470,000)
You use the surplus value as equity, lowering your mortgage amount. This makes it easier to stay within the NHG limit.
Tips from an independent mortgage advisor
After years of experience with mortgages and NHG , I have some practical tips for you.
Key Considerations
- Start early: Start exploring at least three months before you buy
- Compare well: Look at more than just interest rates, including terms and conditions
- Calculate all costs: Think notary, valuation, remodeling and furnishing
- Get advice: An independent advisor compares more than 35 lenders for you
- Plan sustainability: Use the extra budget smartly for energy savings
At Roling Advies I help clients find the best mortgage, taking into account all options within the nhg limit 2026.
Frequently asked questions about the 2026 NHG limit
Can I get NHG on a second home?
No, NHG is only possible for your primary residence. A vacation home or investment property does not qualify.
What happens if I can no longer pay my mortgage?
With NHG you are protected against residual debt. The Guarantee Fund pays the shortfall to the bank, but you must cooperate to find a solution.
Is NHG mandatory?
No, NHG is voluntary. But given the benefits, it's a wise choice for many people.
Can I add NHG later?
No, NHG must be taken out when you take out the mortgage. You cannot add it afterwards.
For more answers to frequently asked questions, please visit the frequently asked questions page.
The 2026 nhg limit of €470,000 offers more room and lower costs for homebuyers, combined with valuable protection against financial setbacks. Whether you're buying your first home, moving on or looking to make it more sustainable, NHG can provide significant benefits. At Roling Advies , we'll guide you through the entire mortgage process and make sure you get the best deal with one of the 35+ lenders we compare. Want to know what the options are for your situation? Then get in touch with Roling Advies For personal and independent mortgage advice.