A mortgage in 2025: what will change?
A new year always brings new rules as well as new opportunities. Last year saw quite a few changes, but in 2025 it’s not nearly as dramatic. Some rules have been adjusted, while others will still apply in 2025. Therefore, the following points are important to keep in mind if you plan to buy a house in 2025.
National Mortgage Guarantee conditions.
If you want to limit your financial risks, it can be helpful to take out a mortgage with NHG. You can do this when buying a home, but also when renovating. There is a maximum amount attached to this guarantee, known as the NHG threshold. As of January 1, 2025, this threshold has been raised to €450,000.
If you also want to finance energy-saving measures, you can borrow up to €477,000 with NHG in 2025. The extra amount must, however, be used entirely for those energy-saving measures.
A nice bonus is that the one-time fee for an NHG mortgage is significantly lower in 2025. You pay 0.4% of the mortgage amount, which is 0.2% less than in 2024. On a €450,000 mortgage, that translates to a €900 savings.
Learn more about NHG mortgages.
Transfer tax exemption for first-time buyers raised further.
In 2025, buyers under 35 years of age won’t have to pay transfer tax if the purchase price of their home is under €525,000. This is a modest increase compared to this year. In 2024, the exemption applied up to €510,000.
Furthermore, the same conditions as in 2024 still apply. That means the buyers must be under 35 and must not have used this exemption before. If only one of the buyers meets these conditions, the person who does not meet the criteria must pay transfer tax on their share of the purchase.
Gift from parents
In 2025, parents can give their child up to €6,713 tax-free. In this context, a “child” also includes a foster child or stepchild. This tax-free gift can be given annually, and the amount changes each year.
For clarification, there is also a tax-free gift allowance in 2025 of €2,690 for any other individual—regardless of whether the giver is an uncle, aunt, sibling, or someone outside the family.
One-time increased exemption.
In 2025, there will once again be the option of a one-time increased gift exemption, provided it has not been used previously. This exemption only applies if the recipient is between 18 and 40 years old at the time of the gift or has a partner who is between 18 and 40. The day of the 40th birthday itself is still included. The increased exemption can be used only once and must be allocated to one of the following three purposes: purchasing a primary residence, funding an expensive study, or any other purpose decided by the recipient. If the money is used for a study, the exempted amount in 2025 can be as high as €67,064, and for all other purposes the maximum amount is €32,195.
Temp worker and a mortgage.
In 2025, it will be easier for temporary workers to get a mortgage. If you don’t have a permanent contract, you must submit a perspective statement when applying for a mortgage. In this statement, the employment agency indicates what salary fits your work experience and level of education.
Starting this year, you can already request this statement if you have worked for the same agency for 26 weeks (previously 52 weeks). However, you must have worked at least 12 months in the past 14 months.
Borrowing more with a salary increase in 2025.
Starting January 1, salaries have risen by an average of 4.3% compared to 2024. If your salary also goes up by 4.3% or more, then you can take out a higher mortgage in 2025.
Mortgage interest deduction.
That’s a nice perk! When filing your income tax return for 2025, you can deduct the mortgage interest you’ve paid at a maximum rate of 37.48%. This is slightly more favorable than the 36.97% rate for 2024. The deduction rate for high earners isn’t the same as the rate you pay on your income. In 2025, you’ll pay 49.5% on any income above €76,816.
Single-person expansion.
To give single buyers a bit of help in the housing market, the mortgage rules were changed at the start of 2024. In addition to the amount they can borrow based on their income, they were granted an extra €16,000 on their maximum mortgage. The condition is that their gross annual income is at least €28,000. This bonus not only remains in place for 2025, but it has even been slightly increased. As of January 1, it has gone up to €17,000.
Self-employed and a mortgage.
This is especially relevant for the advisor who helps you determine your maximum mortgage. Since 2025, there is a choice in how a self-employed person’s average income is calculated. There are now two options:
Use the old method, which calculates the average income over the past three calendar years.
Use the new method introduced in 2025, which bases the calculation on the average income over the past 36 months. This means your current income is also taken into account.
Talk to your mortgage advisor to figure out which method will yield the best outcome for you.
Making homes more sustainable and energy-efficient.
Just like in 2024, you can borrow more in 2025 for an energy-efficient home. Because an energy-efficient home has lower energy costs, you’ll have more money available to cover your monthly mortgage payments. If you want to improve your home’s energy efficiency, you can take out a larger mortgage—provided the extra amount is used for sustainability upgrades. Both buyers and current homeowners can benefit. If your home has a lower energy rating, you’re allowed to borrow more for these improvements.
Nobel Mortgages
Would you like to know what’s possible for you under all the new rules that took effect this year? Then get in touch with the experienced and reliable mortgage advisors at Nobel Hypotheken. We’re fully committed to finding you the best mortgage or loan—one that suits you perfectly and fully aligns with your situation and wishes.
Do you also want an advisor who looks outside the box and really analyzes all the possibilities for you? Then contact our experienced and enthusiastic team soon.
We are available to you 24 hours a day with the utmost commitment and sincere attention. An email can easily be sent to info@nobelhypotheken.nl or call or text at 06-54770122.
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