Buying a home in the Netherlands can be complex — especially for expats. Between rising prices, financing rules, and taxes, every policy update matters. One of the most important changes coming soon is the increase of the NHG threshold in 2026.
This change can make a real difference for buyers entering the Dutch housing market — especially in cities like The Hague, where prices often sit just around the current NHG limit.
What is NHG, and why does it matter?
NHG (Nationale Hypotheek Garantie) — or National Mortgage Guarantee — is a Dutch system that protects both the lender and the borrower. When you take a mortgage with NHG:
- You benefit from lower interest rates, because the bank’s risk is smaller.
- You’re protected if you can’t pay your mortgage due to specific life changes (for example, job loss, divorce, or illness).
- It offers peace of mind — and, for many first-time or expat buyers, a safer start in the Dutch property market.
What’s changing in 2026
Starting 1 January 2026, several NHG rules will be updated:
- The maximum purchase price for NHG-backed mortgages will increase from €450,000 to €470,000.
- When you include energy-saving measures, the current 2025 limit is €477,000. For 2026, this figure is not yet officially confirmed by NHG, though some industry sources mention around €517,700.
- The one-time NHG fee (borgtochtprovisie) remains 0.4% of the mortgage amount.
You can always check the latest official information directly on NHG.nl.
In other words, a larger number of properties — including many apartments and smaller houses in The Hague — will now qualify for NHG protection.
Why this is good news for buyers
For buyers, this expansion brings greater financial flexibility. With property prices in The Hague often between €450,000 and €500,000, many homes that previously fell outside the NHG range will now qualify.
That means:
- You could secure a lower mortgage rate.
- You have more options within your budget.
- You gain extra protection if your situation changes in the future.
This can be especially relevant for expats, whose career paths or contracts may evolve over time.
💡 At MiCasa, we often advise clients that timing matters — and this update means that 2026 could be an ideal moment to enter the market if your budget falls near the new NHG threshold.
What it means for sellers
This update is not only good news for buyers. Sellers may also benefit, as more potential buyers will be able to afford homes within the NHG limit. The result could be higher demand in the mid-market segment (roughly €450K–€500K), particularly in popular expat neighborhoods such as Bezuidenhout, Statenkwartier, or Segbroek.
A quick recap
| Aspect | 2025 | 2026 |
|---|---|---|
| NHG limit (standard) | €450,000 | €470,000 |
| NHG limit (with energy-saving measures) | €477,000 | Not yet confirmed (sources suggest ~€517,700) |
| NHG fee | 0.4% | 0.4% |
| Benefit | Lower interest rate, extra security | Same – but more homes qualify |
What you should do now
If you’re planning to buy a home in 2025 or 2026, it’s worth having an early conversation with your mortgage advisor to understand whether waiting for the higher NHG threshold makes financial sense.
And if you’re an expat buyer in The Hague, MiCasa can help you navigate not only the property search and negotiation, but also guide you through how financial changes like the NHG limit 2026 in The Netherlands can affect your strategy — and potentially save you thousands of euros in interest.
🏡 MiCasa – The Expat Buyer’s Agent in The Hague.
Personal guidance. No visit limits. 100% buyer focus.