Why your lender values 30%-ruling income differently
Dutch mortgage lenders look at gross taxable income when they calculate how much you can borrow. The 30% ruling shrinks that figure — and the high-street rule of thumb misses €60k–€100k of borrowing capacity for most expats.
A handful of lenders treat the full pre-ruling gross as the basis. Knowing which ones, and asking before you make an offer, is the difference between getting the house and getting outbid.
What to ask before you sign anything
- Ask the lender how 30%-ruling income is treated — full gross or post-ruling gross.
- Get the calculation in writing before paying the application fee.
- Compare at least three lenders — borrowing capacity varies by €40k–€100k.
The 2027 phase-out is on the calendar
From 2027 the 30% ruling tapers to 20% then 10%. Plan refinances and any second-home purchases around the income cliff — not all lenders react the same way.
Talk to a mortgage advisor
Want to know what you can really borrow?
We know which lenders count your 30%-ruling income and which don't. We'll map your real borrowing capacity and line up the mortgage to match. Your first appointment is free.
