How do you prepare your finances for buying a home?

In the 2026 housing market, good financial preparation is no longer an “extra”, but an absolute necessity. With tightened mortgage standards and rising house prices (expected to grow by 4% to 5% in 2026), the difference between a successful bid and a rejection is often determined months before the first viewing.

Buying a home is the biggest financial transaction of your life. To take this step confidently, you need to look beyond just your savings account. From cleaning up your debts to understanding the new rules around energy labels, here's how to get your finances ready for 2026.

Map your actual borrowing capacity

In 2026, nibud's borrowing standards changed subtly but noticeably. Although wages have risen on average, the rules for the “housing rate” (the part of your income that you can spend on housing) have become stricter.

• Income versus loan: For many income groups, if your salary remains the same in 2026, you can borrow approximately €5,500 to €7,000 less than in 2025. Only if your salary has grown in line with the average trend of 4.1% will your borrowing capacity remain stable.
• The energy label factor: The impact of the energy label on your mortgage is crucial in 2026. For a home with label A++++ (with an energy performance guarantee), you can have up to an additional €50,000 borrow. With a label E, F or G, on the other hand, you don't get any extra loan space.

Hint: Ask your employer for a current employer statement with a statement of intent. Without a “permanent contract” or this statement, obtaining a mortgage in 2026 is considerably more difficult.

The “Own money” overview

Since 2018, you can borrow a maximum of 100% of the home value. This means that all additional costs the so-called “Buyer costs” must be paid out of pocket. In 2026, you must take into account your own investment of 4% to 6% of the purchase price.

Below is a realistic estimate of the costs of a home of €450,000:

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Debt restructuring and BKR check

Each monthly financial obligation drastically reduces your maximum mortgage. In 2026, debts will weigh more heavily due to stabilized interest rates.

• Student debt: The student debt rules in 2026 are the same as 2025; we look at the actual monthly payment. However, a residual debt of €10,000 can reduce your borrowing capacity by up to €15,000 to €20,000.
• Consumer credit: Do you have a private lease, credit card debt, or an “installment” phone subscription (device credit)? Resolve this if possible and have the registration with the BKR removed before you start the mortgage application.
• BKR check: Request your own BKR overview. Sometimes old loans are registered that have long been repaid, which can cause unnecessary delays.

Maximize your tax benefits

Get ready for the tax opportunities that 2026 offers. The government has expanded the borders for start-ups to make the market more accessible.

• Starter exemption 2026: Are you between 18 and 35 years old? Then you will not pay transfer tax for homes up to a purchase price of €555,000 in 2026. This immediately saves you up to €11,100 in your own money.
• NHG limit: The national mortgage guarantee limit was raised to €470,000 in 2026 (and even €498,200 for energy-saving measures). A mortgage with an NHG offers a lower interest rate, which significantly reduces your monthly payments.

The bid buffer: Overbid in 2026

Although the market is less overheated than in 2021, overbidding in popular regions (such as the Randstad or university cities) is still the norm in 2026. The problem? You cannot co-finance overbids in your mortgage if the appraisal value is lower than your bid.

Calculation example: You're offering €475,000 on a house that is for sale for €450,000. The appraiser sets the value at €455,000. You will receive a maximum of €455,000 in mortgage. You must therefore pay the remaining €20,000 plus the copper costs from your own resources.

Organize your “Financial passport”

Speed is a strategic advantage in 2026. Sellers often prefer a bidder who can show that the financing is almost certain.

1. Dossier in order: Make sure you have digital copies ready of:
   
   • Recent pay slips (3 months).
   • Annual statements.
   • Pension overviews (Mijnpensioenoverzicht.nl).
   • Proof of equity (bank statements).
2. The mortgage promise: Many advisors will offer a “Financial Certificate” or “Bid Certificate” in 2026. This is a document where your advisor confirms that your income and assets have been checked and that you can actually bear the offer. This makes unconditional bidding a lot safer.

The lesson: Rest through overview

Preparing your finances for a home purchase in 2026 is about eliminating surprises. By identifying all your debts now, strengthening your own money position and understanding the impact of the energy label, you are 1-0 ahead of the average bidder.

Remember, the 2026 housing market values stability. A buyer with a complete file and a clear financing check is often more attractive to a seller than a higher bidder with an uncertain financial story.