What Energy Labels Mean for Mortgages in 2026

The Netherlands assigns each dwelling an energy label (A++++ to G) that reflects its energy efficiency. In 2026, energy labels influence how much extra mortgage lending a bank may allow — either for purchasing the property itself or for funding sustainability upgrades.
Good energy labels generally allow additional borrowing beyond the basic borrowing capacity, while homes with poor energy labels do not qualify for purchase bonuses but may remain eligible for renovation borrowing.

Banks do not refuse mortgages solely due to a low energy label; instead, the energy label affects *additional* borrowing amounts and sustainability incentives, not *basic eligibility*.

Additional Borrowing Based on Energy Label (2026)

In 2026, the additional amount that homebuyers can borrow *on top of the standard mortgage limit* depends on the property’s energy label. The following tables show the two main categories: extra borrowing to *purchase* the home and extra borrowing to *fund sustainability upgrades.*

🔹 Extra Borrowing for Property Purchase

These extra borrowing amounts allow buyers to borrow more based on the energy label’s influence on projected utility savings and risk profile. Higher labels may command more borrowing capacity than lower labels.

🔹 Extra Borrowing for Sustainability Upgrades

This table reflects the unchanged sustainability borrowing amounts for lower labels in 2026, while the possibilities for the highest labels may be limited because these highly efficient homes require fewer energy upgrades.

NHG & Mortgage Rules for Expats

The National Mortgage Guarantee (NHG) helps homebuyers by providing a safety net if they cannot meet payments due to circumstances like job loss. As of 2026, the NHG limit for mortgage amounts is €470,000. If you include energy‑saving measures in your mortgage, the NHG threshold expands to €498,200, allowing up to 6% overshoot if those funds are dedicated to sustainability improvements.

NHG support can also lead to slightly lower interest rates on the mortgage. First‑time buyers aged 18–35 benefit from higher transfer tax exemptions (up to €555,000) under the 2026 rules, making entry into the housing market more affordable.

Costs, Subsidies, and Renovation Financing

Financing energy‑saving renovations can be integrated into a mortgage up to 106% of the home’s value if your income supports it. This allows borrowers to use extra loan amounts for insulation, HR++ glazing, heat pumps, and other efficiency improvements.

Government incentives like ISDE subsidies help with installation costs for sustainable measures such as heat pumps or advanced insulation — these are separate from mortgage borrowing amounts. Some lenders also provide sustainability interest discounts when homeowners buy or upgrade to energy‑efficient homes.

Step‑by‑Step Guide for Expats Buying a Home in 2026

1. Verify the Registered Energy Label

Before booking viewings, check the property’s official energy label in the national database. Sellers must provide this at sale.

2. Understand Extra Borrowing Amounts

Use the energy label to estimate how much additional borrowing you may be eligible for in both purchase and sustainability categories.

3. Consult a Mortgage Advisor

Expats should work with an advisor familiar with NHG, transfer tax exemptions, and sustainability loans.

4. Plan Energy Upgrades

If you plan to improve the home’s efficiency, include this in your financing strategy to take advantage of sustainability borrowing amounts.

5. Confirm NHG Eligibility

Ensure the combined purchase price and renovation costs fit within the NHG threshold.

Frequently Asked Questions

📌 Can I get a mortgage if a home has a low energy label?

Yes. Having an energy label of E, F, or G does not prevent mortgage approval; it affects how much extra you can borrow and the types of incentives available.

📌 Do banks require renovation plans before approval?

No. Renovation plans are not universally mandatory for mortgage approval; they are useful when applying for extra sustainability borrowing.

📌 Is an official energy label required when buying?

Yes. The seller must usually provide a valid energy label during the sale process, and lenders use this label in their assessment.

🇳🇱 Dutch Learning Corner: Housing & Energy Terms