The start of a New Year brings new rules and regulations, as well as resolutions. So, if you are planning to buy a home of your own in 2025, here’s what you should be aware of.

There are no major changes for prospective owners next year, says Richardo Cruz Fortes, a partner at Expat Mortgages. “But there are a few small things that will affect how much you can borrow, for example. And it’s mostly good news.”

Single person bonus

Single people, for example, will be able to borrow an extra €17,000, up from €16,000, to help them get a foot on the housing ladder. Couples are not eligible, as the idea is to partly offset the impact of having two salaries.

“This is definitely something our clients are taking advantage of,” says Richardo. “It gives them a bit of a helping hand.”

Property transfer tax

Another financial benefit for younger buyers is the exemption from paying the 2% property transfer tax (overdrachtsbelasting) for under-35s purchasing their first property. This goes up to €525,000 in 2025, an increase of €15,000 compared to 2024.

“This is slightly above the average price paid for a house at the moment,” says Richardo. “So it really makes sense for those who qualify to take advantage of it. Of course, much depends on where you are looking to buy, but it’s something to consider when negotiating a price. It may be tough to find something at that price in Amsterdam or Utrecht, but if you look outside the cities, you’ll have a much better choice.”

Mortgage guarantee scheme

The mortgage guarantee scheme (NHG) will also cover more expensive homes next year, with the maximum coverage increasing by €15,000 to €450,000. “Don’t forget that, on top of that, you can also borrow an extra 6% to help make your new home more energy efficient,” Richardo points out.

The fee for the guarantee, which used to be 0.6% of the amount you borrow, is also being reduced to 0.4%.

Other energy efficiency measures

The current thresholds for extra borrowing to fund sustainability measures remain unchanged in 2025. This means you will still be able to borrow up to €20,000 extra if you buy a home with a low energy label. The money is not yours to spend directly – it goes into a special fund – but you will have two years to make improvements.

At the same time, you can borrow more if you are buying a very energy-efficient home, as banks consider your electricity bills will be low. These amounts – €10,000 for an A or B label home, for example – remain unchanged in 2025.

Mortgage calculator

“It might sound complicated, but it isn’t, once you remember that every client has different needs and wishes,” says Richardo. “We have a mortgage calculator on our website, but if you really want to know how much you can borrow, you should make an appointment with a mortgage advisor and get everything down on paper. You can always go to your bank, of course, but it’s more sensible to explore a wide range of options, which an independent advisor can show you.”

You can make an appointment with Richardo or another Expat Mortgages advisor here

“If you’re single, buy a sustainable house, are under 35, and choose a property covered by the NHG, you may well find you can borrow a lot more than you thought.”

Mortgage tax relief

There are no major changes planned for the current mortgage tax relief system, but the government is introducing a new tax band next year. At the moment, this looks likely to increase the mortgage tax relief rate for people on higher incomes, while slightly reducing it for lower earners.

This year, the mortgage deduction tax rate is 36.97% for everyone, but that will change in 2025 with the introduction of a new tax bracket of 35.82% on income up to €38,441. This means people on higher incomes will benefit from a rate of 37.48% in what will then be the second tax bracket.

Face-to-face meetings

Expat Mortgages has moved to a new office space, Zandkasteel, in Amsterdam Zuidoost, where it has started hosting a range of live, face-to-face events as a more personal alternative to online webinars.

The next live event is on 11 February. Sign up here.

If you’ve got any questions about the process of buying a home in the Netherlands, you can always check out the FAQs on the Expat Mortgages website to see if they have the answers. Or make an appointment to talk directly to an advisor and start the process of buying a home in 2025.