Mortgage advice · Tilburg
How Much Can I Borrow as an Expat to Buy a Home in Tilburg
Last updated on: September 26, 2026
There is no one-size-fits-all answer to that. How much you can borrow depends on your income, employment situation, financial commitments and several other factors. Below, we explain what determines your maximum mortgage when buying a home in the Netherlands.
For expats, the Dutch mortgage system can sometimes seem complicated, especially because income, debts, interest rates and even the energy label of a home can all affect your maximum mortgage. We help you understand what applies to your personal situation.
Income: past, present and future
The income we can use for your mortgage calculation depends on your situation. We may be able to calculate using your current salary, your income from the past, or even income you expect to earn in the near future. Together, we look at which income is most appropriate and realistic for your mortgage application. This can be particularly relevant for expats who have recently started working in the Netherlands, changed jobs or are expecting a salary increase.
What can increase your options?
Besides your income, several things can help increase your options when buying a home. Savings do not directly increase your maximum mortgage, but they can reduce the amount of your own money you need for additional costs. See also how much own money do I need to buy a home in Tilburg. A gift from your parents can work in a similar way. In some situations, a gift can also be combined with a family loan.
The municipality of Tilburg also offers a starter loan for eligible first-time buyers. This is an additional loan on top of your regular mortgage and can sometimes make the difference if you are just short of the amount you need to buy a home.
We check which of these options may apply to your situation and how they can best be combined.
What can reduce your borrowing capacity?
Some financial commitments can lower your maximum mortgage, even if you have almost paid them off. Examples include a personal loan, a credit card limit, student debt, a leased car or even a leased bike. Financial commitments linked to the home itself can also play a role. For example, if a boiler, solar panels or renovation costs are still being financed, this may affect how much you can borrow.
For expats, it is especially useful to identify these commitments early, as financial arrangements from abroad may sometimes also need to be considered.
Interest rates matter more than you might think
The interest rate directly affects how much you can borrow. A lower interest rate can give you more borrowing capacity, while a higher rate may reduce it. During the initial consultation, we use an indicative interest rate to calculate your borrowing capacity. Once you have found a home, we look at the actual mortgage options and interest rates available to you.
Other factors that can make a difference
The energy label of a home can affect how much you are allowed to borrow. In general, a more energy-efficient home may give you additional borrowing capacity. Renovation plans and deferred maintenance can also affect your financial options. For example, if a property needs major repairs or has foundation issues, we take this into account beforehand. That way, we can give you a realistic picture of what is financially possible and help prevent unexpected surprises later in the process.
CalculatorMaximum mortgageUse a calculator for an initial estimate. The calculators are in Dutch.Frequently asked questions
How is my maximum mortgage calculated?
Your maximum mortgage depends on two limits. The first is based on your income, the mortgage interest rate and any other financial commitments. The second is based on the property: you can generally borrow no more than 100% of its market value. Whichever limit you reach first determines how much you can borrow. If the valuation is lower than the price you agreed to pay, you will usually need to cover the difference yourself. Volkshuisvesting Nederland
Does my partner's income count in full?
Yes, provided the income qualifies under the mortgage rules. Since 2023, lenders can include 100% of both qualifying incomes when assessing a two-person household. That does not mean you can automatically borrow twice as much: the interest rate, any debts and the lending rules also affect the result. We'll calculate what you can borrow together. Volkshuisvesting Nederland
Does it matter how long I fix the interest rate?
Yes. If you fix your rate for at least ten years, the lender uses the rate in your mortgage offer for the income assessment. For a shorter fixed-rate period, it uses a test rate set by the Dutch financial regulator, the AFM, each quarter. That rate is 5% for the fourth quarter of 2026. If your offered rate is higher, the lender uses the higher rate. Your choice of fixed-rate period can therefore affect how much you can borrow. afm.nl
How does the energy label affect how much I can borrow?
An energy-efficient home can give you additional room in the income assessment. In 2026, compared with a home rated E, F or G, the amount is €5,000 for a home rated C or D and €10,000 for one rated A or B. Higher amounts apply to more energy-efficient homes. If you buy a home rated E, F or G and plan to improve its energy efficiency, up to €20,000 for those improvements may also be excluded from the standard income assessment. How much you can actually borrow still depends on your income and the property's value. Overheid.nl > Officiële bekendmakingen
Do loans from my home country affect how much I can borrow?
Yes. Loans and other financial commitments abroad can affect a Dutch mortgage application, even if they do not appear in a Dutch credit register. This could include a car loan, student loan or outstanding credit card balance. Tell us about them early, so we can include the relevant payments in your calculation. The lender may ask you for documents showing the balance and monthly payments. Volkshuisvesting Nederland
Why does an online calculator show a different amount?
An online calculator uses the details you enter and makes assumptions about anything missing. Student loan payments, other credit commitments, the fixed interest period, the property's energy label and a lender's own requirements can all change the result. The difference can go either way. Use a calculator for an initial estimate; we'll check your figures before you base an offer on them.
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