What additional mortgage costs can you expect?

Buying a home in 2026 is a process that goes far beyond just the winning bid and monthly interest payments. For many buyers, the mortgage is an abstract concept until the final offer is on the table. At that point, it becomes painfully clear that the “bare” mortgage is only the beginning. There are a whole range of additional costs, administrative burdens and compulsory insurances that take a significant part out of your budget in the current financial landscape.

In 2026, the rules on borrowing capacity and sustainability were tightened, making the “extras” of a mortgage larger and more complex. In this article, we discuss the tax and administrative items you should take into account when taking out a loan.

Advisory and mediation costs

This is often the first major post you come across. Although in theory you can take out a mortgage directly with a bank (execution only), 90% of buyers will opt for an independent advisor in 2026.

• The costs: For a standard advisory program, you will pay an average of between €2,800 and €3,500 in 2026. If you are an entrepreneur or have a complex income, this can amount to €4,500.
• What do you get for it: The advisor not only arranges the lowest interest rate, but also calculates scenarios for unemployment, disability and death. Since the new regulations in 2025, advisors have also been required to include comprehensive sustainability advice in the report.

Appraisal costs and validation

Without an official valuation report, you won't get a cent from the bank in 2026. This is because the bank wants to make sure that the home is worth the loan, especially now that market values are less stable in some regions.

• NWWI validated report: The costs for a valuation are currently between €750 and €1,000. This includes mandatory validation by the NWWI (Netherlands Housing Value Institute).
• Sustainability paragraph: In 2026, the “green valuation” will be the norm. The appraiser must explicitly state the value of energy-saving measures. If you want a construction depot for a renovation, the appraiser must determine the value before and after the renovation, which often increases the costs slightly.

National Mortgage Guarantee (NHG) costs

If you buy a home below the NHG limit (which was significantly increased in 2026 to grow with the market), you pay a one-off premium: the bail commission.

In 2026, this commission will be 0.6% of the total mortgage amount. With a mortgage of €400,000, this means a direct cost of €2,400. Although this is a substantial amount that you have to pay out of pocket, you often earn it back within a few years because of the lower interest rates that banks offer to customers with an NHG guarantee.

The notary fees for the mortgage deed

At the notary, you not only pay for the transfer of the home, but also specifically for the preparation and registration of the mortgage deed.

In 2026, you will pay an average of between €800 and €1,200 for the mortgage deed. This covers the costs for the notary himself, the registration in the Land Registry and the various legal checks that the notary must carry out (such as the origin of your own money under the Wwft). Please note: if your partner also becomes a co-owner, the costs for additional documents such as a cohabitation contract may be added.

Bank guarantee costs

The seller usually asks for a deposit of 10% of the purchase price. If you don't have this amount in your savings account, you'll need to apply for a bank guarantee through your mortgage lender.

The costs for this usually amount to 1% of the guarantee amount in 2026. With a purchase price of €450,000, the guarantee is €45,000 and you therefore pay €450 in closing costs for this warranty. This is “lost money” that you won't see again, but it's often the only way to finalize the purchase without completely exhausting your liquidity.

Compulsory and optional insurances

A mortgage in 2026 also includes insurance that directly affects your monthly payments or your initial deposit.

• Term Insurance (ORV): Although no longer required by law by all banks, many providers will still require an ORV for loans above 80% of market value by 2026. The premium depends on your age and health.
• Home expenses insurance: In 2026, more and more buyers will opt for additional insurance against loss of income in the event of disability. The closing costs for this can often be included in the mortgage, but increase the total debt.

Costs for the construction depot and sustainability

In 2026, it will be almost impossible to take out a mortgage without attention to sustainability. Many buyers include an Energy Saving Budget (EBB).

Opening and managing a construction depot involves administrative costs. In addition, in the first months, you often pay “preparation fees” if you pass the mortgage deed later than the validity of your offer. In a market where renovations can take a long time due to staff shortages in construction, the interest you pay on the deposit (often equal to your mortgage rate) is an item that you see on your bank statement every month.

Anticipating these extra costs prevents the dream of owning a home from becoming a financial nightmare at the notary. In 2026, the rule of thumb is that you will have approximately 4% to 6% You must reserve your own money for all these extras, as they cannot be co-financed.