Comparing costs
Include energy, maintenance, service charges, insurance, taxes and possible accessibility changes. Add sale, purchase, financing and moving costs. A fixed 30% housing-cost threshold does not establish that moving saves money.
For an existing home you will occupy long-term yourself, transfer tax is generally 2% in 2026. Other situations, including certain new-build transactions, have separate rules. Obtain notary, agent and removal quotations rather than assuming a universal cost percentage.
Mortgage and equity
The 2026 NHG limit is €470,000, or up to €498,200 with qualifying energy measures. It is not personal borrowing capacity. Financing can be possible around retirement too; assess present and future income and conditions.
Sale proceeds after repayment and costs are not the same as freely spendable income. On buying another home, equity can affect mortgage-interest deductibility through the equity-reinvestment rule. When renting, released assets may count in box 3 and asset-tested allowances.
Housing and household
Check service charges, rental terms and whether the home fits expected mobility and support needs. Cohabitation can change AOW status and allowances. Moving into your own self-contained accommodation does not automatically have the same effect as forming a joint household.
Model unexpected costs and disappointing income. Investing home equity in an annuity does not itself create tax allowance. Obtain external assessment of a specific financing or tax plan where needed and keep an appropriate liquid reserve.
What does BPH do?
Bureau Pensioen Hulp has no AFM licence. BPH provides general education and, on request, can introduce you to an external adviser using contact details only. BPH does not provide personal product recommendations, compare products for you or mediate in arranging them. Check an external adviser’s authorisation, services and fees yourself.
Frequently asked questions
Is a smaller home always cheaper?
No. Compare all one-off and recurring costs and tax and allowance effects.
Is the NHG limit my maximum mortgage?
No. Income, commitments and lending conditions determine your personal capacity.
Sources and reference date
Reference date: 28 October 2026. Check your own scheme and current conditions before deciding.