Are you considering buying a (new construction) home? Then keep in mind that on Jan. 1, 2026, mortgage rules will change. These include a small reduction in the maximum mortgage for the most energy-efficient homes, an increase in the NHG limit and an increase in the starter's exemption for transfer tax. Rabobank lists the changes.
Since 2024, the amount of the maximum mortgage has been determined by the home's energy label. This will remain the case. A newly built house has lower energy costs and therefore your borrowing capacity (i.e. what you can borrow maximum) is higher. However, the borrowing capacity for the most energy-efficient labels will be reduced slightly in 2026.
If you are buying a new or existing home and want a mortgage with National Mortgage Guarantee (NHG), there is a maximum: the NHG limit. This amount is reset every year. In 2026, the NHG limit will be increased to 470,000 euros. To qualify for NHG, the value of the home (including notary fees, additional work and other costs) must not exceed 470,000 euros. This year (2025) it is 450,000 euros. If you want to implement energy-saving measures - for example, for an existing home - and finance them along with the mortgage, an even higher NHG limit applies in 2026, namely 498,200 euros. Currently (2025) this is 477,000 euros. The increase in the NHG limit makes it possible for more people to take advantage of this guarantee.
The National Mortgage Guarantee gives you security. For example, do you become unemployed or disabled? Then with NHG you have a safety net that ensures that under certain conditions the mortgage will be repaid. Moreover, with an NHG mortgage you benefit from a lower interest rate. The costs for an NHG mortgage remain unchanged: a one-time 0.4 percent surety commission on the purchase price. These costs are tax deductible once.
Good news for first-time home buyers! In 2026, the starter exemption for transfer tax when buying a first home will go up to 555,000 euros. It is currently (2025) 525,000 euros. This means that as a starter, you do not have to pay transfer tax for the purchase of a home up to this amount. The main conditions are that you are at most 35 years old and have not used the starter exemption before.
The transfer tax is a tax you have to pay when you buy an (existing) home. For move-through buyers, the transfer tax is two percent of the purchase price.
How much you can borrow to buy a home in 2026 is determined by the new lending standards. These have been drawn up by the Nibud (National Institute for Budget Information). In 2026, households can borrow more for a mortgage due to an expected wage increase of 4.1 percent. With a wage increase by this percentage, you may borrow between 6,000 and 16,000 euros more for the purchase of your (new-build) home than now.
For many single people, buying a home remains difficult. As of 2026, single persons with a gross annual income of 30,000 euros or more have the possibility to borrow an additional amount of 17,000 euros on top of the maximum mortgage. This regulation applies until they reach the AOW pension age. After that, this is also allowed, and from a slightly lower annual income: 29,000 euros. All in all, this means a little more financial leeway when buying a home.
Do you have the desire to move into a beautiful new home in 2026? And would you like to know what the mortgage rules will mean for you in 2026? Then now is the time to discover your financial options. Rabobank's advisors will be happy to talk with you to give you quick insight into what is financially possible. Make an appointment now via the link below for a free, no-obligation financial check. This can be done when and where it suits you. Via video call, by telephone or at a Rabobank near you.
Want to learn more about the changed mortgage rules as of Jan. 1, 2026? Then go to this page on Rabobank's website.
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