New mortgage rules 2024

In 2024, the mortgage world in the Netherlands is betting fully on sustainability. Thanks to new rules, you as a homebuyer can get a higher mortgage if you go for an energy-efficient home. So it is super interesting to take a closer look now at what this means for your mortgage opportunities but also in a broader framework of financial planning. What does investing now mean for your financial position later? The new mortgage rules 2024 at a glance:

1. Lending more for energy-efficient homes
From 2024, the maximum mortgage amount will be partly determined by the energy efficiency of the home. A better energy label means you can borrow more. For example, you will get €5,000 extra borrowing capacity for a house with label C or D, and as much as €10,000 extra for houses with label A or B. For houses that are extremely sustainable, with an A++++ label and a guaranteed energy performance for at least 10 years, this can go up to €50,000 extra.

2. Extra mortgage for less energy-efficient homes
If you buy a house with a lower energy label, it is also possible to borrow extra money, but specifically for making the house more sustainable. Depending on the energy label, this can vary: €10,000 extra for a house with label A or B, rising to €15,000 for label C or D and even €20,000 for houses with label E, F, or G. Without an energy label, there is a maximum of €10,000 extra for preservation.

3. Increased borrowing capacity for single people
Singles with an annual income of at least €28,000 can borrow up to an extra €16,000 in the following year, giving them more financial leeway when buying a home.

4. Adjustments to National Mortgage Guarantee (NHG) .
In 2024, the maximum mortgage amount under the NHG rises to €435,000, up from €405,000 in 2023. For sustainable improvements, the limit is €461,100.

5. Impact of student debt on mortgage
The way banks factor in student debt will change in 2024. Instead of the total debt amount, they will now look at the actual monthly repayment amount. However, this has little impact on the loan amount in many cases.

6. Changes to transfer tax
Young buyers under 35, who will live in the house they buy themselves, will continue to be exempt from transfer tax on homes up to €510,000 in 2024. This is higher than the €440,000 limit in 2023. If you are over 35 or have used this scheme before, a tax rate of 2% on the purchase price applies. For non-self-occupied houses, such as rental properties, this rate is 10.4%.

7. Small adjustment in mortgage interest deduction
The maximum deduction for mortgage interest barely changes in 2024, from 36.93% to 36.97%. This applies to loans repaid via a linear or annuity mortgage. Existing mortgages from before 1 January 2013 fall under transitional rules and retain their interest deduction for up to 30 years.