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How much mortgage with €40,000 income?

If you earn €40,000 per year, this page gives a first mortgage estimate based on standard assumptions.

Inputs

Optional fields

Assumptions

NHG limit: €470,000.00. estimated under the NHG limit based on the calculated mortgage
Assumptions used: annuity mortgage, 30-year term, 10-year fixed period, interest 3.81%, without client discount, Stored benchmark rate table, NHG-style rate based on the calculated mortgage, rate date 2026-03-30
Interest rate used: 3.81% | 10y | NHG rate inferred from the calculated mortgage | Stored benchmark rate table | Client discount removed | Rate updated: 2026-03-30

Results

Max mortgage estimate€188,476.97
Estimated interest rate:NHG

Edit this estimate to compare scenarios live.

10y annuity
Monthly gross€879.30Year-1 interest: €7,121.49
Monthly net estimate€677.04Estimated tax refund: €2,427.06
Extra cash needed€5,003.91Estimated buying costs: €5,003.91
Chosen mortgageIncome-based limit / Property-value cap
Income-based limit€188,476.97
Energy-label bonus€10,000.00
Property-value capNot set
Chosen mortgage€188,476.97
NHG statusestimated under the NHG limit based on the calculated mortgage
Interest rate used3.81%
Estimated buying costsCosts and tax
Transfer tax€0.00
NHG fee€753.91
Mortgage advice€2,100.00
Notary cost€1,500.00
Valuation cost€650.00
Estimated buying costs€5,003.91
Summary: Your maximum mortgage is €188,476.97. Your income-based limit is €188,476.97, and no property-value cap is limiting the result right now. NHG is currently estimated under the NHG limit based on the calculated mortgage. Estimated transfer tax is €0.00 and it depends on first-time-buyer, owner-occupied, and age-related tax rules. The estimated gross monthly payment is €879.30 and the net estimate is €677.04. Estimated buying costs are €5,003.91 and the required cash is €5,003.91.

With this mortgage, you pay about €879.30 per month.

What do you want to check next?

Use this result as the start of your housing decision, not the end of it.

In your estimate, you may also need about €5,003.91 in your own cash, so savings matter alongside the mortgage itself.

Want to see what this means for renting? See what rent fits your income.

Want to translate this into your monthly budget? Calculate net salary.

Check rentCalculate net salary

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Woonbase calculation report

Mortgage estimate for €188,476.97

A personalized Dutch borrowing-capacity report using the submitted income, property, interest-rate, NHG, and cost assumptions.

Generated
Fixed-rate period (years)
10 y

Key outputs

Max mortgage estimate€188,476.97
Monthly gross€879.30
Monthly net estimate€677.04
Extra cash needed€5,003.91

Result summary

Your maximum mortgage is €188,476.97. Your income-based limit is €188,476.97, and no property-value cap is limiting the result right now. NHG is currently estimated under the NHG limit based on the calculated mortgage. Estimated transfer tax is €0.00 and it depends on first-time-buyer, owner-occupied, and age-related tax rules. The estimated gross monthly payment is €879.30 and the net estimate is €677.04. Estimated buying costs are €5,003.91 and the required cash is €5,003.91.

Inputs

These household and property values were submitted for this mortgage scenario.

Your gross income (EUR)
€40,000.00
Buying with a partner?
No
Your age
30
Energy label
A
House price (EUR)
Not set
Market value / appraisal (EUR)
Not set
Your savings available (EUR)
€40,000.00
Other monthly debts (EUR)
€0.00

Assumptions

annuity mortgage, 30-year term, 10-year fixed period, interest 3.81%, without client discount, Stored benchmark rate table, NHG-style rate based on the calculated mortgage, rate date 2026-03-30

Loan period (years)
30 y
Fixed-rate period (years)
10 y
Interest rate (%)
3.81%
Rate source
NHG rate inferred from the calculated mortgage
Rate updated
2026-03-30
Apply client discount
No
Client discount (%)
0.00%
Tax relief assumption (%)
37.56%
First-time buyer
Yes
You will live in the home
Yes

Outputs

The maximum mortgage is the lower applicable limit after income, debt, energy-label, and property-value logic.

Income-based limit
€188,476.97
Energy-label bonus
€10,000.00
Property-value cap
No market-value cap entered
Chosen mortgage
€188,476.97
NHG status
estimated under the NHG limit based on the calculated mortgage
NHG fee
€753.91
Transfer tax
€0.00
Estimated buying costs
€5,003.91
Year-1 interest
€7,121.49
Estimated tax refund
€2,427.06
Imputed homeownership income
€659.67

Buying-cost assumptions

Mortgage advice
€2,100.00
Notary cost
€1,500.00
Valuation cost
€650.00

Notes

  • Important: this is a simulation, not binding advice or a lender decision. Actual mortgage capacity can differ after full underwriting.

With a gross annual income of €40,000, you may be able to borrow around €188,477 under standard assumptions. This usually means a tighter search range and more attention to savings and buying costs.

What can change the outcome?

Student debt or other loans

Partner income

Interest rate

Energy label or energy improvements

NHG

What do you want to check next?

Choose the next step that best fits this outcome.

Also view €60,000 income

Want to see how much extra room a higher income can create? Compare it with €60,000.

Read more about NHG

Not sure whether NHG matters in your price range? Read the limit and conditions.

Go to the main calculator

Want to enter your own rate, debts, and property value? Open the full calculator.

Calculate your net salary first

Want to see what €40,000 gross per year looks like after tax each month? Open net salary.

See what this means for renting

Want to place this income level next to renting? Open the rent page.

Rules and sources

This page links to the official sources behind the Dutch mortgage rules and the assumptions used on this site.

Dutch government: what determines the maximum mortgage?

Official explanation that the maximum mortgage mainly depends on income, property value, and other financial obligations.

Open source

Dutch government: extra mortgage room for energy-saving measures

Use this source for the official explanation that extra borrowing room can apply for energy-saving measures in some cases.

Open source

NHG: 2026 rules and limits

NHG publishes the 2026 rules, cost limit, and conditions for mortgages with National Mortgage Guarantee.

Open source

Belastingdienst: annuity or linear repayment

Belastingdienst explains annuity and linear repayment and why this matters for mortgage-interest deduction on loans from 2013 onward.

Open source

Nibud: basis for Dutch mortgage norms

Nibud describes how it advises the government on responsible mortgage lending and yearly mortgage norms.

Open source
Important:this is a simulation, not binding advice or a lender decision. Actual mortgage capacity can differ after full underwriting.

How is the maximum mortgage calculated in the Netherlands (2026)?

Dutch lenders use a financing-burden percentage (woonlastenpercentage) set by Nibud each year. This percentage is applied to gross annual income to determine the maximum annual housing cost, which is then converted to a loan amount using current interest rates and a standard 30-year annuity term.

What is NHG and how does it affect my mortgage?

NHG (Nationale Hypotheek Garantie) is a government-backed guarantee that allows lenders to offer a lower interest rate — typically 0.5–0.7% less. In 2026 the NHG limit is €470,000 (or up to €498,200 with energy-saving measures). NHG applies only if the purchase price stays within these limits.

Does the energy label affect how much I can borrow?

Yes. Dutch mortgage rules allow borrowing a higher amount for energy-efficient homes. The extra borrowing capacity depends on the energy label (A++++ to G) and is set by the government each year. An energy label A home may allow up to €20,000–€40,000 extra compared to label G.