Increased NHG Limit for Starters
One of the main changes in 2025 is the increase in the NHG limit. The National Mortgage Guarantee (NHG) is designed to protect buyers from residual debt if, due to unforeseen circumstances, they are no longer able to pay their mortgage. The new NHG limit will increase to €450,000 in 2025 (from €435,000 in 2024). This means that homes up to this price can be purchased with NHG, offering security to first-time buyers.
For many starters in today’s housing market, this increase is a welcome adjustment. The higher NHG limit provides more buyers the opportunity to secure their mortgage under NHG terms, which can mean lower interest rates and therefore lower monthly costs.
More Borrowing Capacity for Sustainable Homes
In 2025, buyers are also encouraged to make energy-efficient choices when purchasing a home. The government aims to accelerate the energy transition and therefore offers additional borrowing capacity for energy-saving measures. This means that, as a starter, you can borrow more if you choose a home that meets certain energy-saving standards or if you invest in energy-saving measures such as solar panels, insulation, or a heat pump. The NHG limit, combined with additional energy-saving features, will be 6% higher next year, at €477,000.
This extra borrowing capacity is particularly beneficial for first-time buyers already mindful of their energy expenses. An energy-efficient home not only leads to a lower energy bill but can also increase the value of your home in the long term.
Tips for Starters in 2025
As a first-time buyer, you can make the most of the new mortgage rules by:
1. Focusing on homes with NHG
Use the new NHG limit to find homes within this price range and benefit from the security and lower interest rates NHG can offer.
2. Considering sustainable investments
Look into energy-saving options when purchasing your home. Sustainability can reduce your monthly costs and give you extra borrowing capacity.
3. Seeking advice
At A&H Finance, we offer an introductory meeting to give you insights into your options based on your personal situation. With this assessment, you can enter the housing market with confidence. We’re happy to help!
Conclusion
The new mortgage rules in 2025 offer first-time buyers opportunities to achieve more financial security while reducing their monthly costs. With a higher NHG limit and additional borrowing capacity for sustainable measures, first-time buyers can not only more easily purchase a home but also invest in the long-term sustainability of their property.
Mortgage rules from previous years
2024
1. Energy label and maximum mortgage amounts
The energy label has a direct influence on your maximum mortgage amount. The higher the energy label (for example A or B), the more money you can lend. The idea is that people with an energy-efficient home have lower energy costs. This gives them more financial resources to finance a more expensive house.
2. Lend more for sustainability
The amount you can borrow extra for sustainability will increase in 2024 and the amount will be determined by the energy label. Only homes with energy label A++++ cannot claim the scheme.
3. NHG limit to €435,000
The limit for National Mortgage Guarantee (NHG) will rise to €435,000 in 2024. Compared to 2023, this is an increase of €30,000 (€405,00 to €435,000).
The increase in the NHG limit is positive for buyers who have to make expensive purchases. In practice, these are often starters who borrow the maximum amount. They receive more financial protection and can therefore borrow slightly more in relation to purchases above € 435,000.
4. Higher mortgage for single people
In 2024, singles can borrow € 16,000 more to buy a house. One condition is that the income is at least € 28,000.
5. Different calculation for student debt
In 2024, a different calculation method will be used for student debt when calculating a mortgage. From then on, the amount paid monthly will be taken into account. This instead of a percentage of the total student debt (the old calculation method).
The new calculation method will mean a higher mortgage for most people. However, there will automatically be a distinction between people who fall under the old and the new loan system. This is because people in the old loan system have to pay off their student debt faster than people in the new loan system. As a result, they have a higher monthly payment than someone with the same student debt in the new loan system.
6. Transfer tax exemption increased
For buyers under 35 years of age, the one-off exemption from transfer tax increases. This increases for purchase amounts from €440,000 to €510,000. We pay attention to the capitalized value of the share in the VVE, so that you remain below 510,000.
2023
National mortgage guarantee limit increases by €50,000 in 2023
Our previous articles on mortgage rules show that houses become more expensive every year. And this year is no exception! But the National Mortgage Guarantee (NHG) limit also grows along with rising house prices.
The NHG limit will therefore increase by €50,000 this year, so that you can get a mortgage up to €405,000 with this guarantee. In addition, you can also increase this limit somewhat in 2023 by investing in energy-efficient measures. This percentage remains 6%, but due to the NHG limit increase in 2023, you can get a mortgage up to €429,300. Provided, of course, that you invest this 6% in solar panels or other sustainable solutions.
The premium will remain 0.6% for an NHG mortgage in 2023 over the entire mortgage sum.
Benefits of co-financing in 2023
In 2023, the maximum mortgage you can get will remain 100% of the total home value. However, there are certain costs that you can co-finance, such as a renovation. After the renovation, an appraiser must determine the home value before and after renovation, so that the maximum mortgage can be based on this. The gift exemption of €100,000 (the jubelton) will be abolished in 2024 and this exemption has already been significantly reduced in 2023. Even if there is no house yet, you can still donate a maximum of €106,671 tax-free for the owner-occupied home until the end of 2022. The 2023 gift exemption will be reduced to €28,947 and the spread option over several years will expire. You must be between 18 and 40 years old. The loan/donation construction will continue to exist and is a good alternative, which our advisors are happy to help with.
Mortgage interest deduction will decrease by 3% in 2023
If you have paid off a mortgage and had to pay a fine, you may deduct this from your income tax in Box 1. This means you pay less income tax. Mortgage interest deduction is a nice side effect for homeowners, but the government thinks otherwise. In the past, this was devised by the government to encourage buying a home. Today, the government wants to phase out the mortgage interest deduction. That is why there is a decrease in this deductible item every year. The deduction for the owner-occupied home (in Box 1) is reduced annually: in 2023 by 3%. As a result, the maximum mortgage interest deduction in 2023 will be 43%.
Student debt has less effect on financing
The weighting factor of the student debt has been set at 0.65% instead of 0.75% for loans that fall under the old loan system. The loans that fall under the new loan system are 0.35% instead of 0.45%. The interest must be lower than 1% on average over a period of 5 years.
Transfer tax exemption for starters in 2023
If you are between 18 and 35 years old, first-time buyers who are going to live in their first home are exempt from transfer tax for a home with a purchase price of up to €440,000. Please note that for apartments, despite the reserve, this amount also remains below €440,000.
Key interest rate 2023 likely to rise
With the rapid rise in the mortgage interest rate, it is likely that the key interest rate that is still 5% will go up, as soon as this is known, we will adjust that in this article. This means that shorter fixed-interest periods than 10 years can borrow less than in 2022.
Cohabitation: lowest income may count for 90%
In 2022, your partner’s income will count for 90%. This has yet to be determined before 2023. That will happen in November, after which we will report about it right away.
We are happy to advise you!
Call us on +31 (0)20-4651951 for a first introduction. Or fill in our contact form and we will contact you.
