What is the difference between an annuity and a linear mortgage?

An annuity mortgage (annuiteitenhypotheek) has a fixed monthly payment for the whole term; the interest portion shrinks and the principal portion grows each month. A linear mortgage (lineaire hypotheek) repays an equal slice of principal every month, so the payment is highest at the start and falls steadily as the outstanding balance and interest charge shrink.

How is the Dutch annuity monthly payment calculated?

This tool uses the standard amortization formula: M = P [ i(1+i)^n ] / [ (1+i)^n - 1 ], where P is the loan amount (property price minus deposit), i is the monthly interest rate (annual rate divided by 12), and n is the total number of monthly payments (term in years times 12).

What is NHG and does it change the calculation?

Nationale Hypotheek Garantie (NHG) is a Dutch government-backed guarantee available on mortgages up to a set property price limit, and it typically comes with a small rate discount from participating lenders. This calculator does not apply an NHG discount automatically; enter the rate your lender actually quotes, with or without NHG.

What is a rentevaste periode?

The rentevaste periode is the period, commonly 10, 20, or 30 years, during which the interest rate is fixed. This calculator assumes the rate you enter stays constant for the full term; if your fixed period is shorter than the mortgage term, your actual payment will change once the fixed period ends and the rate resets.

Does this include hypotheekrenteaftrek (mortgage interest tax deduction)?

No. Mortgage interest tax deductibility in the Netherlands depends on your income tax bracket, whether the property is your primary residence, and current tax rules, so it cannot be generalized into a single calculator. This tool shows the gross monthly payment before any tax deduction.

Netherlands Mortgage Calculator

Enter your property price, deposit, interest rate, and term to see your Dutch mortgage payment, total interest, and repayment schedule for annuity or linear mortgages.

Mortgage Details

Property Price

€

Deposit 10.0%

€

Mortgage Term

Annual Interest Rate

Nominal annual rate for your rentevaste (fixed-rate) period.

Mortgage Type

Annuity Linear

Mortgage Payment

Live calculation

Monthly Payment

€0.00

Loan Amount

€0

Loan-to-Value

Total Interest

€0

Total Repaid

€0

Year	Annual Payment	Interest Paid	Principal Paid	Balance

Summary

Enter your property price, deposit, interest rate, and term to see your Dutch mortgage payment, total interest, and repayment schedule for annuity or linear mortgages.

How it works

Enter the property price and your deposit; the loan-to-value updates automatically.
Choose the mortgage term in years and enter the annual interest rate.
Select Annuity (fixed monthly payment) or Linear (fixed principal, declining payment).
Read the monthly payment, total interest, and total repaid figures as you type.
Expand the repayment schedule for a year-by-year breakdown of interest, principal, and remaining balance.

Use cases

A first-time buyer in the Netherlands comparing an annuity mortgage against a linear mortgage on the same loan.
Someone checking how a longer rentevaste (fixed-rate) term affects the total interest paid.
A buyer testing how a larger deposit lowers the loan amount and stays within an NHG price limit.
Anyone comparing the declining monthly cost of a linear mortgage against the flat cost of an annuity mortgage.
A homeowner estimating total interest before deciding whether to overpay the mortgage early.

Frequently Asked Questions

Last updated: 2026-09-19 · Reviewed by Nham Vu