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What trends can we expect in 2026 in the housing market and mortgages? And will it be easier or harder to find your dream home?
We list the main trends and expectations for you below.
Will mortgage rates rise or fall?
Most financial experts predict a further moderate decline in mortgage rates for 2026. Where the exact percentages will end up is difficult to predict, but the expectation is that mortgage rates could fall about 0.4 to 0.8 percentage points on average from their level at the end of 2025.
This is beneficial for buyers because with declining mortgage rates, you can usually borrow more because your monthly costs are lower, increasing your borrowing capacity.
Of course, the forecast does depend on various economic factors and may be affected by unexpected world events.
Does sustainability still pay off?
Yes! With an energy-efficient home, you may borrow extra. But that extra amount is lower for homes labeled A+++ or better in 2026. That’s because solar panels provide less financial benefit. Feed-in costs and the elimination of the balancing scheme in 2027 mean lower returns.
And if you want to make your home energy efficient, you can get a higher mortgage for a home with energy labels E to A++.
You then use the extra mortgage to make your home more sustainable. Buyers and homeowners can take advantage of this. With a low energy label, you may borrow more to make your home more sustainable.
Will borrowing capacity be lower or higher in 2026?
Borrowing capacity is expected to be higher for most people in 2025. And mainly because of wage increases. In fact, an expected increase in wages can make for a higher maximum mortgage.
In 2026, the minimum wage rises to €14.71 gross per hour, which net some €50 extra per month for this group. But an increase is also expected among those earning modal or higher salaries. So that too is positive for everyone’s borrowing capacity.
Will the NHG limit also go up again?
Yes, in 2026 you can take out a mortgage with National Mortgage Guarantee (NHG) for homes with a maximum purchase price of €470,000, including any remodeling costs.
In 2025, this amount was €450,000. You can even increase this amount to €498,200, provided you spend the extra amount entirely on energy-saving measures for your home.
Starting in 2026, these limits apply to all housing types, such as tiny houses, houseboats and flex homes. The separate limit for caravans has been dropped.
The one-time fee for an NHG mortgage remains the same in 2026. You pay 0.4% of the mortgage amount.
Are there tax breaks for startups again?
To be sure! If you are between the ages of 18 and 35 you will pay no transfer tax when buying an existing home in 2026. This one-time exemption applies to a purchase price of up to €555,000.
If the purchase price of your new home does exceed €555,000 then you will pay 2% transfer tax. Furthermore, buyers aged 35 years or older who are going to live in the purchased house themselves also pay 2%.
Will the mortgage interest deduction still exist in 2026?
Even though the mortgage interest deduction remains a heated point of debate in politics, in 2026 you will be allowed to simply deduct the mortgage interest paid at a maximum of 37.56% on your income tax return.
This is almost the same rate as in 2025. However, it is possible that this interest deduction may be further phased out in the future.
So what about the housing market in 2026 in Amsterdam?
Everyone has noticed that the housing market is a little less overheated than in previous years, but it is still a tight market.
The supply of homes for sale in the third quarter of 2025 in Amsterdam is up 31% from the previous year. This offers buyers at least a little more choice.
But despite the increased supply, many homes are still being sold above asking price.
The average sales duration increased to 35 days, which is again slightly longer than the previous quarter. And the price per square meter rose 1% from last year, but fell slightly compared to the previous quarter.
So things are slowly moving in the right direction for buyers, even though it can still be difficult to find a home. So make sure you enlist good help in the form of a reliable real estate agent and mortgage broker.
Mortgage2Go
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