Quite a lot is changing in housing and mortgages in 2027. But what has already been decided, and what is still waiting for a decision?
We take you through three topics that matter to buyers and owners in Amsterdam.
1. Splitting buildings in Amsterdam: the proposal has changed
Splitting a building to sell the apartments separately? Amsterdam is working on changes to its splitting policy for 2027. This is about splitting in the land register (kadastraal splitsen): legally dividing a building into separate apartment rights. Converting one home into several homes is called woningvorming and falls under different rules.
The original plan proposed extending the permit requirement citywide to buildings aged 30 years or older, alongside a minimum energy label of C. After the public consultation, those parts were taken out of the 2027 proposal and moved to a later stage.
What the revised proposal does include: stricter limits on splitting privately owned social rental homes within the existing designated area, and tenant protection written into the rules. For now, these are still proposals. The city council is expected to decide on them on November 11, 2026.
Have your eye on a building that could be split? Before you buy, have someone check what is legally and structurally possible at that address. That gives you a sounder basis for your plans and your budget.
2. The NHG limit rises to €500,000
This change is final. From January 1, 2027, the limit for the Nationale Hypotheek Garantie (NHG), the Dutch national mortgage guarantee, rises from €470,000 to €500,000. With energy-saving measures, a higher limit of €530,000 applies. That extra room is tied to making the home more sustainable.
Subject to conditions, NHG provides a safety net if, for example, a divorce or the loss of your job means you can no longer afford your mortgage payments. Lenders also offer a lower interest rate on a mortgage with NHG. In 2027, the one-time fee for NHG remains 0.4% of the mortgage amount.
If you are looking in this price range, that is a meaningful increase. Whether you can actually buy with NHG also depends on your financial situation and the other conditions.
Mind the timing as well: the 2027 NHG conditions apply to loans for which a binding mortgage offer is issued on or after January 1, 2027. So the date you get the keys does not decide it on its own.
3. Mortgage rates in 2027
What mortgage rates will be in 2027 cannot be known in advance. Nor is there a general rate that takes effect for everyone on January 1.
As an indication: the chart at the top of this article (in Dutch) shows the average interest rate on new home mortgages in the Netherlands. From July through September 2026, it was between 3.87% and 3.94%, according to monthly figures from the ECB and DNB, the Dutch central bank.
Your mortgage rate depends on factors such as market conditions, the fixed-rate period you choose and the risk class of your loan. That is why two buyers can receive different rate offers at the same moment.
A firm prediction that rates will rise or fall does not fit that picture. What you can do: have someone calculate which monthly costs suit your plans and what different interest rates would mean for your budget. That way you know the amount you can comfortably live with.
We are happy to help with that. Through Amster Vastgoed, we put you in touch with the experienced mortgage advisors we work with. They look at your financial options with you, so you can start looking for your next home with a clear budget and confidence.
Your next step in Amsterdam
A good home fits your life and your financial plans. That is why at Amster Vastgoed we look beyond the viewing: at what the property makes possible, at the documents and at the questions you want answered before you make an offer.
Housing plans for 2027? Start with a conversation. We are happy to look at it with you.