Mortgage rates Netherlands 2026
Current rates per fixed period and lender, updated monthly
Dutch mortgage rates in July 2026 start at 3.10% variable, 3.68% for 10 years fixed, and 4.07% for 20 years fixed. This page tracks the lowest advertised rates across 34+ Dutch lenders and explains what determines the rate you personally get: NHG, loan-to-value, energy label, and your fixed-rate period.
If you are earlier in the process, start with our expat mortgage brokers guide, run the numbers in the housing affordability calculator, or compare renting versus buying first.
Table of contents
The tables on this page are refreshed monthly. Dutch lenders reprice weekly, so before you lock anything in, check today's rates side by side. Hypotheek-rentetarieven compares the live rate tables of 34+ Dutch banks and mortgage providers per fixed-rate period, free and without registration.
Compare today's mortgage ratesAffiliate link. No extra cost to you, keeps our expat guides free.
What are current mortgage rates in the Netherlands?
The lowest advertised Dutch mortgage rates in July 2026 are 3.10% for variable, 3.68% for 10 years fixed, and 4.07% for 20 years fixed. Rates rise with longer fixed periods. NHG-backed loans and homes with energy label A or better qualify for the lowest tiers.
Lowest advertised rate per fixed period
| Fixed-rate period | Lowest rate | Typical use case |
|---|---|---|
| Variable | 3.10% | Short ownership horizon, rate optimists |
| 1 year fixed | 3.51% | Bridging, expected refinance |
| 5 years fixed | 3.66% | Medium-term certainty |
| 10 years fixed | 3.68% | Most popular choice in 2026 |
| 20 years fixed | 4.07% | Long-term budget certainty |
| 30 years fixed | 4.14% | Full-term certainty, highest cost |
Source and freshness: lowest advertised rates across 34+ Dutch lenders, checked 18 July 2026 via lender comparison data. Lenders adjust rates weekly. We refresh these tables monthly; for live per-lender rates use the comparison tool below. Average offered rates typically sit 0.1-0.3 percentage points above the lowest advertised rate.
10-year fixed rates per lender
Ten years fixed is the most chosen period in the Netherlands: it balances a relatively low rate with a decade of certainty, and it is the shortest fixed period that lets lenders calculate your maximum borrowing on the actual rate rather than a stress-test rate of 5%.
| # | Lender | 10-year fixed from |
|---|---|---|
| 1 | Rabobank | 3.68% |
| 2 | Vista Hypotheken | 3.70% |
| 3 | ING | 3.76% |
| 4 | Argenta | 3.77% |
| 5 | Lloyds Bank | 3.77% |
| 6 | bunq Easy Mortgage | 3.78% |
| 7 | ABN AMRO | 3.79% |
| 8 | Florius | 3.80% |
| 9 | HollandWoont | 3.81% |
| 10 | Tulp Hypotheken | 3.84% |
Rates shown are each lender's lowest advertised 10-year rate on 18 July 2026, usually requiring NHG or a low loan-to-value ratio. Not every lender accepts every expat profile: some decline temporary contracts or foreign income. Our mortgage brokers comparison covers which advisors know the expat-friendly lenders.
20-year fixed rates per lender
Twenty years fixed costs roughly 0.4 percentage points more than 10 years in July 2026. On a €400,000 loan that is about €130 extra gross per month, in exchange for rate certainty until 2046.
| # | Lender | 20-year fixed from |
|---|---|---|
| 1 | Argenta | 4.07% |
| 2 | Knab Bank | 4.10% |
| 3 | Attens Hypotheken | 4.14% |
| 4 | ING | 4.15% |
| 5 | NIBC Direct | 4.15% |
| 6 | Lloyds Bank | 4.16% |
| 7 | Vista Hypotheken | 4.16% |
| 8 | Nationale-Nederlanden | 4.18% |
| 9 | Lot Hypotheken | 4.22% |
| 10 | Rabobank | 4.22% |
Lowest advertised 20-year rates on 18 July 2026. The cheapest 20-year lender (Argenta) is different from the cheapest 10-year lender (Rabobank), which is typical: lenders price fixed periods independently, so the best lender depends on the period you want.
What determines your personal rate
The advertised rate is a starting point. Four factors decide where you land within a lender's rate table, and together they can move your rate by more than a full percentage point.
1. NHG (Nationale Hypotheek Garantie)
NHG is a state-backed guarantee for mortgages up to €470,000 in 2026 (€498,200 when financing energy-saving measures). Because the lender's risk drops, your rate drops with it, typically by 0.2 to 0.6 percentage points. The one-time fee is 0.4% of the loan and is tax-deductible. Details at the official NHG website.
2. Loan-to-value ratio
Borrowing 100% of the property value puts you in the most expensive rate tier. Most lenders use steps (for example below 65%, 85% and 100% of market value); bringing more of your own money moves you into cheaper tiers. As you repay, you can often request a lower tier during the loan term.
3. Energy label
Many lenders give a rate discount of 0.05 to 0.25 percentage points for homes with energy label A or better, and several charge a surcharge for labels E, F and G. Check the label before bidding: it affects both your rate and your maximum loan (you can borrow extra for efficient homes).
4. Fixed-rate period
Longer certainty costs more: the July 2026 curve runs from 3.10% variable to 4.14% for 30 years fixed. One quirk of Dutch affordability rules: with a fixed period under 10 years, lenders must test your income against a 5% stress rate, which usually lowers your maximum loan. This is a key reason 10+ year fixes dominate.
Expat factors and the 30% ruling
Expats pay the same rates as Dutch nationals. The difference is acceptance and how lenders count your income. Residency type, contract length and the 30% ruling all affect which lenders will make you an offer at all.
- 30% ruling: most lenders calculate borrowing capacity on your full gross salary, which works in your favor. A minority use net income, where the ruling's expiry date matters.
- Temporary contracts: acceptable at many lenders with an employer's intent statement (intentieverklaring) or 3 years of income history.
- Non-EU residency: some lenders require 5-year residence permits or apply a lower maximum loan-to-value; specialist brokers know which do not.
- Payments: Dutch lenders direct-debit from a Dutch NL-IBAN, so sort your Dutch bank account before completion.
For the full buying process, from bidding strategy to kosten koper, see our guide on how to buy a house in the Netherlands.
How to get the lowest rate
- Compare across all lenders, not just the big banks. The gap between the cheapest and most expensive lender for the same profile is regularly 0.5+ percentage points, worth €2,000 per year gross on a €400,000 loan.
- Use NHG if your home is under €470,000. The 0.4% one-time fee usually pays back within 1-2 years through the rate discount.
- Check the energy label before bidding. Label A or better unlocks green discounts at many lenders.
- Ask about automatic rate-drop clauses. Some lenders apply the lower rate if their advertised rate falls between offer and completion (dagrente).
- Use a broker for the application. In the Dutch system you cannot get advice-included offers directly from most lenders anyway; a broker (€2,500-€4,000, tax-deductible) shops your specific profile across the market.
Rate forecast for the rest of 2026
Dutch mortgage rates follow long-term capital market rates (10-year swaps), not the ECB policy rate directly. After drifting up through spring 2026, rate watchers see sideways to slightly higher rates as the most likely path, with 10-year fixed rates expected to stay within a 3.4-4.0% band for most borrowers.
Practical takeaway: do not delay a purchase purely to wait for lower rates. In the current market, 12 months of house price growth typically costs more than a 0.2 point rate dip saves. If rates do fall meaningfully after you buy, refinancing or rate-averaging (rentemiddeling) remains an option. Housing market statistics are published by CBS.
Rates on this page were checked on 18 July 2026 and lenders reprice weekly. Compare the live rate tables of 34+ Dutch lenders per fixed-rate period before you request an offer.
See live rates per lenderAffiliate link. No extra cost to you, keeps our expat guides free.
Frequently asked questions
What is the current mortgage interest rate in the Netherlands?
As of July 2026, the lowest advertised Dutch mortgage rates are 3.10% variable, 3.68% for 10 years fixed (Rabobank), and 4.07% for 20 years fixed (Argenta). Average rates sit roughly 0.1-0.3 percentage points above the lowest offers. Your personal rate depends on NHG eligibility, loan-to-value ratio, the property's energy label, and the fixed-rate period you choose.
Do expats pay higher mortgage rates in the Netherlands?
No. Dutch lenders charge the same interest rates to expats as to Dutch nationals. Rates depend on the loan, not your nationality. What differs for expats is acceptance: some lenders decline applicants with short Dutch employment history, temporary contracts, or 30% ruling income structures. A specialist expat mortgage broker knows which of the 34+ lenders will accept your profile at the lowest rate.
How much does NHG lower my mortgage rate?
NHG (Nationale Hypotheek Garantie) typically lowers your rate by 0.2 to 0.6 percentage points because the lender's risk is state-guaranteed. In 2026 NHG is available for homes up to €470,000 (€498,200 with energy-saving measures) and costs a one-time fee of 0.4% of the loan, which is tax-deductible. On a €400,000 mortgage, a 0.4% rate discount saves roughly €1,600 per year in gross interest.
Should I fix my mortgage rate for 10 or 20 years?
In July 2026 the gap between 10-year (from 3.68%) and 20-year fixed (from 4.07%) is about 0.4 percentage points. A 10-year fix is cheaper now but exposes you to whatever rates are in 2036. A 20-year fix costs more per month but locks certainty for longer, and Dutch borrowing capacity rules favor 10+ year fixes. Most Dutch buyers currently choose 10 years; risk-averse buyers with tight budgets often prefer 20.
How often do Dutch mortgage rates change?
Lenders adjust their advertised rates continuously, sometimes several times per week, following capital market swap rates rather than the ECB policy rate directly. Individual changes are usually small (0.05-0.15 percentage points). Once you receive a mortgage offer (renteaanbod), the quoted rate is typically locked for 3 months, and many lenders apply a lower rate automatically if rates drop before completion.
Are Dutch mortgage rates expected to fall in 2026?
Dutch rate watchers expect sideways to slightly rising rates for the rest of 2026, with 10-year fixed rates most likely staying in the 3.4-4.0% band. Mortgage rates follow long-term capital market rates, which have stayed elevated despite earlier ECB cuts. Waiting for lower rates is a gamble: in a rising market, delaying a purchase can cost more through house price growth than a rate dip saves.
Continue your buying journey
Rates are one piece of the puzzle. These guides cover the rest of the Dutch home-buying process.