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Mortgage rates in the Netherlands have risen sharply in recent months — one of the fastest jumps in the last decade. And that’s making many people ask the same question: is it a good idea to buy a house now, or is it better to wait?

If you are a Latin American living in the Netherlands and are thinking of taking that step, this article is for you. I’ll explain how the market is looking in 2026 and what you should consider before making a decision.

What are mortgage rates like in 2026?

The European Central Bank (ECB) is keeping its deposit rate at 2%, and no major changes are expected throughout 2026. However, global economic instability — including tensions in the Middle East — has pushed mortgage rates upwards in recent weeks.

These are the current fixed-rate ranges in the Netherlands:

Fixed Term	Rate Range	Typical Rate
Variable (1-5 years)	3.1% – 3.5%	3.3%
10-year fixed	3.4% – 4.3%	3.6%
20-year fixed	3.7% – 4.1%	3.9%
30-year fixed	3.8% – 4.3%	4.0%

To put it in perspective: just a few years ago, rates were around 1-2%. Today we are in a very different environment. But that doesn’t mean buying is a bad idea — it means you have to crunch the numbers more carefully.

What is NHG and why does it matter in 2026?

Good news for buyers this year: the limit for NHG (Nationale Hypotheek Garantie) increased from €450,000 to €470,000 in 2026, and up to €498,200 if the home includes energy efficiency improvements.

What is NHG? It’s basically a Dutch government guarantee on your mortgage. If you obtain a mortgage with NHG, the bank offers you a lower rate — typically between 0.3% and 0.5% less. That can translate into a saving of €40 per month (€480 per year) on a €350,000 mortgage.

With the higher limit, more people now qualify for this guarantee. If the price of the house you are looking for falls within the limit, it’s definitely worth applying for it.

House prices continue to rise

Despite higher rates, house prices in the Netherlands continue to rise in 2026. The reason is simple: demand remains high and supply is still very limited. There are more people wanting to buy than there are houses available.

This means that waiting for “prices to drop” may not be the smartest strategy. What could change is the rate — experts expect a slight decrease of up to 0.5% towards the end of 2026. But nothing is guaranteed.

Buy or continue renting?

This is the million-dollar question. And the honest answer is: it depends on your personal situation. Here are the most important factors you should consider:

Factors in favour of buying

• You plan to stay in the Netherlands for at least 5-7 years. With that horizon, the buying and selling costs are amortised, and the investment makes sense.
• Rents are also rising. In 2026, landlords can increase rent by up to 6.1% in the free sector. Having a fixed mortgage protects you from these increases.
• You are building equity. Each month you pay your mortgage, a portion goes into your pocket (in the form of capital). With rent, that money goes into the landlord’s pocket.
• Tax deduction (hypotheekrenteaftrek). In the Netherlands, you can deduct mortgage interest in your tax return, which reduces the real cost of the mortgage.

Factors in favour of waiting or continuing to rent

• Your employment contract is not indefinite. Banks prefer permanent contracts (vast contract). With a temporary contract, it is more difficult — though not impossible — to obtain a mortgage.
• You don’t have enough savings. In the Netherlands, you can finance up to 100% of the valuation, but you need to cover the buying costs (kosten koper): notary fees, valuation, transfer tax… which are usually between 4% and 6% of the price.
• You plan to move in the coming years. Whether to another country or city, selling a house quickly can be expensive.

5 tips for getting the best mortgage rate

If you decide it’s time to buy, here are some specific tips to pay as little interest as possible:

1. Apply for NHG if the house price is within the €470,000 limit. The rate discount is very much worth it.
2. Choose a 10-year fixed term. It currently offers the best balance between security and a low rate (from 3.4%).
3. Look for houses with an energy label A or B. Many banks offer an additional 0.15% reduction in the rate for energy-efficient homes (groene hypotheek).
4. Have your salary paid into the bank that gives you the mortgage. ABN AMRO and ING, for example, offer up to a 0.20% discount for this.
5. Use an independent mortgage advisor (onafhankelijk hypotheekadviseur). They have access to over 40 lenders and can get you between 0.2% and 0.5% less than you would find on your own. On a €400,000 mortgage, that difference can be over €9,000 in the total amount paid.

🏠 Want to compare mortgage rates available right now? On Hypotheek-Rentetarieven.nl, you can see the best rates on the Dutch market without obligation. It’s the first step before speaking with an advisor. → Compare mortgage rates in the Netherlands

What if I already have a mortgage? Do these increases affect me?

If you have a fixed-rate mortgage, it won’t affect you until your renewal date (rentevaste periode). But if your fixed period ends soon, it’s time to talk to your advisor to analyse whether it’s best to renew now or wait.

A new restriction to be aware of: the main Dutch banks (ABN Amro, Rabobank, ASN) are limiting the part of the mortgage that can be “interest-only” (aflossingsvrij) to 30%, whereas it was up to 50% before. This mainly affects those looking to minimise their monthly instalment.

Conclusion: there is no universal answer

The market in 2026 is neither the best nor the worst time to buy. Rates are higher than a few years ago, but prices continue to rise, and so do rents. Buying still makes sense if you have job stability, savings for the initial costs, and plans to stay in the Netherlands in the medium to long term.

The most important thing is not to make this decision alone. Before signing anything, speak to an independent mortgage advisor who understands your situation as a Latin American immigrant in the Netherlands — there are advisors who speak Spanish and know the particularities of working with foreign contracts, income in other currencies, or credit history built from scratch here.

📊 Want to know how much mortgage you can apply for? Before talking to banks, find out about current rates and conditions. → See current mortgage rates in the Netherlands — or read our complete guide: Mortgages in the Netherlands: types and costs.

Are you considering buying a house in the Netherlands this year? Do you have questions about the process? Leave us your question in the comments.