The most important changes in mortgage rules and housing market developments in 2025
Marnix Hazelhoff
11 March 2025
Reading time 4 minutes
In 2025, various changes have been implemented in mortgage rules and the housing market. For buyers, it is crucial to understand how these adjustments can impact their financing options and bidding strategy. Here are the most important changes that may affect your home search.
1. More security and financing options through NHG and lending standards
Starting in 2025, the National Mortgage Guarantee (NHG) limit has been increased to €450,000 (or €477,000 for energy-efficient homes), while the one-time NHG fee has been reduced from 0.6% to 0.4%. This means buyers need to bring in less of their own money when purchasing a home and benefit from lower monthly costs and greater security. Additionally, lending standards remain largely unchanged, but households with an income increase may be able to borrow slightly more, affecting their bidding options.
2. More opportunities for first-time buyers and single-income households
The transfer tax exemption for first-time buyers in 2025 applies to homes up to €525,000, whereas in 2024, this limit was €510,000. This means that first-time buyers purchasing more expensive homes do not have to pay transfer tax, strengthening their financial position when making an offer. Additionally, single-income households earning at least €28,000 will receive an extra borrowing capacity of up to €17,000, allowing them to access a larger portion of the housing market and compete better with dual-income buyers.
Calculate bid
Do you want to know what to bid on your dream home? We calculate it for you.
3. Energy-efficient homes are becoming more attractive
​Homebuyers can borrow up to €50,000 extra if they purchase a home with a high energy label (A++++). This encourages sustainability and allows buyers of energy-efficient homes to place higher bids without immediately reaching their maximum mortgage limit. As these homes become increasingly desirable, demand in this segment is expected to rise, influencing market prices.
4. Stricter regulations
In cities like Amsterdam, a new purchase protection policy will prevent investors from buying homes below a certain WOZ value for rental purposes. This creates more opportunities for first-time buyers and homeowners but may reduce the availability of rental properties.
​
Additionally, homeowners undertaking major renovations must invest in sustainability. From February 1, 2025, renovations affecting more than 25% of a property must include energy-saving measures such as insulation and heat pumps. This may impact the sale price of older homes.
​
Finally, from 2025 onward, real estate investors will be subject to corporate tax, making real estate investments less attractive. This could result in less speculation in the housing market and potentially lead to more stable home prices.
