Episode 2: Increase your income, increase your mortgage amount
How do you maximize your mortgage in the Netherlands? When buying a home, every euro of your income matters. The house you can afford depends on your maximum mortgage amount, which is determined by your income and a few other factors like interest rates and the energy label of the property.
At Viisi, we help homebuyers optimize their mortgage potential by exploring ways to increase income and borrow more.
The rules for how much mortgage you can get are very strict in the Netherlands. Many homebuyers may not realize it initially, but you often have more influence over your income than you think.
On this page
- What can you do to maximize your mortgage?
- The power of increasing your income
- Take action: don't wait for a salary increase
- Work more hours
- High, higher, highest: maximizing your mortgage loan
- Negotiate your salary before applying for a mortgage
- Ensure your employer’s statement is complete
- Get expert advice on maximizing your mortgage
What can you do to maximize your mortgage?
- Work more hours to boost your monthly income.
- Negotiate a salary increase before applying for a mortgage.
- Ensure all income is correctly stated on the employer’s statement to avoid missing out on borrowing capacity.
Get a free consultation to discover your possibilities
The appointment will take half an hour and you may ask any question you want.- One advisor for the whole process
- Academically educated advisors
- Advised over 15,000 home buyers
The power of increasing your income
Generally, the higher your income, the higher your maximum mortgage. The good news is that many people in the Netherlands can expect a salary increase in the coming years. The Nibud expects an average growth of 4.3%, and Rabobank predicts that unionized wages will rise even more.
And the more you earn, the more you can borrow. You can borrow approximately 4.5 to 5 times your gross annual income.
For example:
✔ €1,000 extra annual income → up to €5,000 extra mortgage
✔ €12,000 extra annual income → up to €60,000 extra mortgage
Do you qualify for a mortgage in The Netherlands?
If you are an expat living in the Netherlands and you are considering buying a house, you may be wondering what the possibilities are for a mortgage. Use our ‘Do I qualify for a mortgage?’ tool and find out if you are qualified! No personal information will be asked when completing the tool.
Find out if you are qualifiedTake action: don't wait for a salary increase
If you want to maximize your borrowing capacity, don’t wait for a standard pay raise. Instead, take action by:
✅ Negotiate a salary increase—your employer may be open to adjusting your salary before your mortgage application.
✅ Work more hours—if you work part-time, increasing your hours can immediately impact your mortgage eligibility.
✅ Ensure your employer’s statement is correct—bonuses, irregularity allowances, and other benefits may count toward your borrowing capacity.
Work more hours
Every extra hour you work helps you qualify for a higher mortgage in the Netherlands. If you increase your workweek from 32 hours to 40 hours, your income rises. For example:
- If your gross salary for 32 hours is €4,000, switching to full-time (40 hours) increases your gross income by €1,000 per month.
- This €12,000 extra annual salary could increase your maximum mortgage amount by approximately €60,000.
Additionally, if you receive a performance-based bonus, working more hours could increase your total earnings, allowing you to borrow more for your mortgage.
🚨 Important: Not all bonuses and overtime earnings entirely count when determining mortgage eligibility. However, these extra earnings could help cover additional home-buying costs that must be paid out of pocket. Find out more about the influence of variable income on your maximum mortgage.
High, higher, highest: maximizing your mortgage loan
Your income is the most essential factor in determining your maximum mortgage amount. Other key factors include:
✔ Mortgage interest rates—lower rates allow you to borrow more.
✔ The home’s energy label—a higher rating can increase your borrowing limit.
✔ Your employment status—a permanent contract makes lenders more willing to approve a higher mortgage.
🔍 Want to know exactly how much you can borrow? Use our mortgage calculator to get an estimate.
Negotiate your salary before applying for a mortgage
If you plan to apply for a mortgage soon, talk to your employer about a pay raise. Even if your raise isn’t immediate, lenders in the Netherlands allow future salary increases to be included in a mortgage application—as long as the raise is unconditional and takes effect within six months.
💡 Tip: If you receive an annual bonus, you may be able to negotiate it into your base salary, increasing your borrowing capacity.
Ensure your employer’s statement is complete
At Viisi, we carefully review your employer’s statement, a crucial document for mortgage lenders in the Netherlands. We check that all relevant income components are included, such as:
- Irregularity allowance (ORT)
- Fixed bonuses
- 13th-month salary
- Individual choice budget (IKB)
- Intent to offer a permanent contract
Read about these components in this article about variable income. A strong employer’s statement, a good salary, and some personal savings will make you a more attractive borrower for mortgage lenders.
📅 Want to know exactly how much mortgage you can get?
Frequently Asked Questions (FAQ) about maximizing your mortgage in the Netherlands
How much mortgage can I get in the Netherlands?
Dutch banks generally allow you to borrow 4.5 to 5 times your gross annual salary. The exact amount depends on interest rates, fixed-term employment contracts, and the home’s energy label. You can calculate your maximum mortgage by using our Dutch mortgage calculator.
Can I increase my mortgage by earning more money?
Yes! A higher gross salary means a higher maximum mortgage amount. Increasing your income by €1,000 per year could qualify for €4,500 to €5,000 more mortgage.
Does working more hours help me get a bigger mortgage?
Yes, if you currently work less than 40 hours per week, increasing your hours will increase your total income, directly affecting your mortgage-borrowing capacity.
Can I get a bigger mortgage with a salary increase that hasn’t started yet?
Yes, if your salary increase is unconditional and takes effect within six months, lenders can include it in your mortgage calculation.
What income counts toward my mortgage eligibility?
Dutch lenders consider your base salary, fixed bonuses, and some allowances like the 13th-month salary and ORT (irregularity allowance). However, overtime and performance-based bonuses may not always be fully counted. Read more about variable income and mortgages.
Get expert advice on maximizing your mortgage
Need personalized advice on borrowing the maximum mortgage amount in the Netherlands? Our experts are here to help!