Changes to the NHG limit in 2026

From 1 January 2026, the maximum mortgage amount eligible for the National Mortgage Guarantee (NHG) will increase to €470,000. This represents an increase of €20,000 compared to the 2025 threshold.

If you include energy-saving improvements in your mortgage, the NHG limit rises further to €498,200. Buyers are allowed to borrow up to 6% above the property’s market value for sustainability measures.

Another important change is that, as of 2026, a single NHG limit will apply to all types of homes. The separate limits that currently exist for mobile homes and residential pitches will be discontinued. This adjustment better reflects the variety of housing options available on the market.

To qualify for an NHG-backed mortgage, a one-time guarantee fee applies. In 2026, this fee remains unchanged at 0.4% of the mortgage amount. Because NHG mortgages usually come with a lower interest rate, this cost is often offset over time.

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Higher transfer tax exemption for first-time buyers

In 2026, the transfer tax exemption for first-time buyers regarding the purchase price of a home will increase again. To make use of this exemption, the following conditions must be met:

• You are between 18 and 35 years old

• You have not used this exemption before

• The property will be your primary residence

• The purchase price or market value does not exceed €555,000 in 2026

For investors and buyers purchasing a second home, the transfer tax rate will be reduced. While this rate is 10.4% in 2025, it will drop to 8% from 2026 onwards.

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Expected changes to borrowing capacity

Economic forecasts predict income growth of around 4.1% in 2026. This means that some households may be able to borrow more for a mortgage, even though inflation remains high and lending standards become slightly stricter.

The actual impact on borrowing capacity will vary depending on personal circumstances such as income, household composition and existing financial commitments.

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Reduced extra borrowing for highly energy-efficient homes

Energy-efficient homes often allow for additional borrowing room. However, from 2026 onwards, this extra borrowing capacity will be reduced for homes with very high energy ratings (A+++ and A++++).

This adjustment is based on the fact that these properties already have very low energy costs, leaving limited room for further savings. For homes with energy labels ranging from G to A++, the additional borrowing allowance will remain unchanged in 2026.