1. Your financials
2. Partner financials
3. House
4. Mortgage rates (NHG, April 2026 defaults)
5. Sub-rent (kamerverhuur) — tax-free up to € 6.633 / yr
The kamerverhuurvrijstelling (KVV) lets you collect up to € 6.633 / year from renting a room in your owner-occupied home completely tax-free; rented portion stays in Box 1.
Cliff edge: earn €1 over → the rented portion (by floor area) moves to Box 3: tax = WOZ × m²-fraction × 6,00 % × 36 % (2026 rates), independent of actual rent. HRA & EWF reduce proportionally too.
Different mode: if you buy with a sitting tenant or with rental intent from day 1, the rented fraction is treated as Box 3 from purchase, OVB on that fraction = 8 % (was 10,4 % pre-2026; no startersvrijstelling on it, even under 35), and KVV does not apply. Cliff rule: if your rented fraction is ≤ 10 % (you live in 90 %+), the startersvrijstelling still covers the whole property — no investor-rate slice. Toggle "Rental intent at purchase" below.
6. Extra repayment
7. Starterslening — optional municipality starter loan
An SVn-administered second mortgage some municipalities offer to first-time buyers — bridges the gap between your LTI cap and the home price. Wageningen does not participate; pick a nearby gemeente. Payment-free for years 1–3 (rente is paid by the SVn fund, not capitalised), then amortises over the remaining 27 years at 4.40 % (15-year fixed). The numbers below assume you take the loan you specify on top of your primary mortgage.
Source: SVn leningzoeker API + per-product-page parse, svn.nl product page · Rate: svn.nl/rentetarieven (4.40 %, 15y fixed; 4.00 % toetsrente). Year-15 reset modelled — set the field above to your scenario.
8. Bouwdepot — renovation financed inside the mortgage
A bouwdepot lets you borrow extra (on top of the purchase price) for renovations. The bank holds the funds and pays them out as you submit invoices. During the depot period the undrawn balance earns depot rente (typically equal to the mortgage rate) which offsets the interest you owe on it — so you only effectively pay interest on the drawn portion. Energy-saving (verduurzaming) renovations push the NHG cap up to +6 %. Any unspent balance at depot end is applied as a one-off principal reduction (annuity is recomputed on the new balance over the remaining term).
Sources: nhg.nl (kostengrens 2026 + verduurzamingsbonus), belastingdienst.nl (eigenwoningregeling: bouwdepotrente ontvangen verrekend met betaalde rente in HRA), restauratiefonds.nl (NRF Restauratiefonds-hypotheek, 1.00 % vloer), cultureelerfgoed.nl (Instandhoudingssubsidie woonhuizen rijksmonumenten, 38 %, max €38.000/jr per object). OVB stays on purchase price only — bouwdepot does NOT increase transfer tax. Old monumentenaftrek (extra HRA on restoration) was abolished 1-Jan-2019.
Verdict — at-a-glance summary
The headline numbers per scenario: can you do it, how much you'd borrow, the bank's cap for that term, and the gap between them. Full breakdown is in the comparison table below.
How is "viability" computed?
Scenario comparison — full breakdown
Per-scenario amortisation breakdown
How to read the chart: bars and cost lines use the LEFT axis (€ per year you spend);
the emerald line uses the RIGHT axis (€ of loan still owed — a much bigger range).
Each year you pay a fixed monthly amount to the bank. That amount splits into:
loan repayment (cyan, shrinks your debt) +
interest (magenta, the bank's profit). The full bar = total cash sent to the bank that year.
The Dutch tax office refunds part of the interest (the HRA — hypotheekrenteaftrek); the dashed
yellow line shows what you actually pay after that refund.
If you rent out a room, the dotted violet line subtracts that rent income too.
Year by year the yellow line creeps closer to the bar top — less interest paid = less HRA refund.
FAQ
Is this Dutch mortgage calculator free?
Yes. No signup, no email, no quote request. All math runs locally in your browser — nothing is sent to a server. If it saved you time, there's a "Buy me a coffee" button at the top.
What scenarios does it compare?
Eight setups side by side: solo or couple, each at 10, 15, 20, and 30-year fixed-rate locks. You can layer kamerverhuur (sub-rent income) on top of any of them. The Compare table shows monthly cost, total interest, lifetime cost, and the verdict for each.
Does it handle Dutch tax rules?
Yes. It models hypotheekrenteaftrek (mortgage interest tax refund, capped at 37.56%), eigenwoningforfait (imputed rental income on your own home), startersvrijstelling (zero transfer tax for first-time buyers under 35 buying ≤ €555k), the standard 2% overdrachtsbelasting (transfer tax) above that, the 10.4% investor OVB rate on the rented fraction when you buy with rental intent or a sitting tenant (no startersvrijstelling on that part — even under 35), the Box 1 / Box 3 split that follows, and the €6.633 kamerverhuurvrijstelling sub-rent cap for the casual room-rental case.
What if I buy with a sitting tenant or rent out from day 1?
Toggle "Rental intent at purchase" in section 5. The calculator then splits the property by floor area: the rented fraction goes to Box 3 from day 1 (10.4% OVB at purchase, no startersvrijstelling on that part), and only the owner-occupied fraction gets HRA on its share of the mortgage interest. The €6.633 kamerverhuurvrijstelling does NOT apply in this mode — it only covers casual room rentals inside your own residence. Heads-up: most NL banks' standard mortgage terms forbid letting out rooms or the property without prior consent — confirm with your specific lender before counting on this scenario.
What is NHG and when does it apply?
Nationale Hypotheek Garantie is a national mortgage guarantee that lowers your interest rate (~0.5–0.6 percentage points) in exchange for a one-time premium (0.4% of the loan in 2026). It's available when the purchase price is at or below the NHG limit (€470k in 2026). The calculator picks the NHG or non-NHG rate automatically based on your inputs.
Annuity or linear mortgage?
This tool models annuity mortgages — fixed monthly payment, with the principal/interest split shifting over time. Annuity is the most common Dutch first-buyer product because the higher early-years interest gives a bigger HRA refund. Linear (fixed principal repayment, declining total payment) is not modelled here.
How accurate are the rates?
Rate defaults reflect April 2026 NHG / non-NHG market rates (10/15/20/30-year fixed). You can override every rate manually in section 4 — banks vary, and your offer will differ. Treat the defaults as a starting point, not a quote.
Is this financial advice?
No. This is a modelling tool to help you compare scenarios with honest math, not advice. For a binding mortgage decision, talk to a licensed Dutch mortgage adviser (hypotheekadviseur). The calculator is open about its assumptions in the Sources line above so you can sanity-check each number.
Does anything I type get saved or sent anywhere?
No. The page is a single static HTML file. Every calculation runs in your browser. Nothing is sent to a server, nothing is stored, no analytics or tracking. Close the tab and the inputs are gone.
