Energy labels and sustainable mortgages in the Netherlands

Planning to buy or improve a home in the Netherlands? Discover how energy labels can affect your mortgage, how much extra you may be able to borrow for energy-saving improvements and which subsidies are available in 2026.

Discuss your options with an advisor

Understanding Dutch energy labels

How do energy labels work in the Netherlands?

Dutch homes are rated from A++++ (most energy-efficient) to G (least energy-efficient). The label reflects factors such as insulation, heating systems and renewable energy.

Most homes must have a valid energy label when sold or rented out, although exceptions apply. The label is generally valid for ten years and helps buyers understand a property’s energy performance and possible improvements.

A better energy label may indicate lower energy costs, but actual consumption depends on how you use the home.

You can check registered labels through EP-online, the official Dutch energy performance register.

Energy labels and borrowing capacity

How much extra can you borrow with a better energy label?

In the Netherlands, a property’s energy label can affect how much you may borrow. Under the 2026 mortgage rules, more energy-efficient homes can qualify for additional income-based borrowing capacity.

There are two separate allowances: one based on the property’s existing energy label and another for qualifying energy-saving improvements.

Additional borrowing capacity when buying a home

Energy labels E, F and G: €0
Energy labels C and D: €5,000
Energy labels A and B: €10,000
Energy labels A+ and A++: €20,000
Energy label A+++: €25,000
Energy label A++++: €30,000
Energy label A++++ with a qualifying 10-year energy performance guarantee: €40,000

Additional borrowing for energy-saving improvements

Energy labels E, F and G: €20,000
Energy labels C and D: €15,000
Energy labels A, B, A+ and A++: €10,000
Energy labels A+++ and A++++: €0

These amounts are based on the official Dutch mortgage lending rules for 2026 and are not guaranteed additions to your mortgage. Your borrowing capacity also depends on your income, financial commitments, mortgage interest rate, property value and lender requirements.

Use our mortgage calculator for an initial estimate of your borrowing capacity.

Financing your improvements

Can you include energy-saving improvements in your mortgage?

When buying or renovating a home, you may be able to include energy-saving improvements in your mortgage. Eligible measures can include insulation, energy-efficient glazing, heat pumps and solar panels.

Some lenders offer an energy-saving budget (energiebespaarbudget) or construction deposit (bouwdepot) to finance approved improvements.

Under certain conditions, energy-saving measures can be financed beyond the property’s assessed value, up to 106% of that value. This is not automatically available to every borrower.

The amount you can finance depends on the planned improvements, your financial situation and the lender’s requirements.

Discuss your mortgage options

Making your home more efficient

Which energy-saving improvements should you consider?

Many Dutch homes can benefit from improvements that reduce energy consumption and increase comfort. Common measures include:

Insulation: Reduces heat loss through roofs, walls and floors.
Energy-efficient glazing: HR++ or triple glazing helps retain heat.
Heat pumps: Can reduce reliance on gas for heating.
Solar panels: Generate electricity for use in your home.

The most suitable improvements depend on the property’s age, construction and existing installations.

If you are buying an apartment, some improvements may require approval from the homeowners’ association (VvE), particularly work involving shared roofs or external walls.

Solar panels in 2027: The Dutch net metering scheme ends on 1 January 2027. Homeowners will still receive compensation for electricity supplied to the grid, but the financial benefits may change.

A selection of our trusted partners

Our partners

Government support

What subsidies are available for sustainable home improvements?

Homeowners in the Netherlands may qualify for financial support through the ISDE subsidy scheme (Investeringssubsidie duurzame energie en energiebesparing).

Depending on the requirements, subsidies are available for measures such as insulation, heat pumps, solar water heaters and connections to district heating. Since 2026, certain ventilation systems may also qualify when combined with insulation.

Most eligible measures must be professionally installed, and applications are generally submitted after completion. Specific technical requirements and application deadlines apply.

You can check the latest conditions and estimate your subsidy through the official RVO website.

Beyond your mortgage

Other ways to finance energy-saving improvements

Besides a mortgage, you can use personal savings or apply for a separate loan to finance energy-saving improvements.

The Dutch National Heat Fund (Nationaal Warmtefonds) offers an Energy Saving Loan (Energiebespaarlening) for eligible homeowners. Under the 2026 conditions:

Loan amount: €1,000 to €29,000.
Repayment period: 7, 10 or 15 years, or 20 years for loans above €15,000.
Interest: A fixed rate throughout the loan term. Households with a combined taxable income below €60,000 may qualify for 0% interest.
Eligibility: Existing owner-occupied homes, with the loan used for approved energy-saving improvements.

The loan is provided through a dedicated renovation deposit (bouwdepot). Some municipalities also offer additional grants or favourable financing conditions.

Before choosing a financing option, compare the monthly repayments and total borrowing costs. Additional loans may affect your future mortgage borrowing capacity.

Long-term benefits

Can a better energy label affect mortgage interest and property value?

Some Dutch mortgage lenders offer interest rate discounts for homes with qualifying energy labels. These discounts and their conditions vary between lenders.

Energy-efficient homes may also be attractive to buyers because of their comfort and potentially lower running costs. However, energy-saving improvements do not guarantee an equivalent increase in property value.

When comparing homes, consider the purchase price, energy label, expected renovation costs and ongoing expenses together.

An independent mortgage advisor can help you compare financing options and assess whether a sustainability-related mortgage benefit applies to your situation.

Book a free consultation

Before making an offer

Energy efficiency checklist for homebuyers

1. Check the energy label

Review the property’s registered label and recommended improvements.

2. Assess the home's condition

Look at insulation, glazing, heating systems and potential renovation needs.

3. Estimate improvement costs

Request quotations and allow for unexpected expenses.

4. Explore your mortgage options

Check whether additional borrowing is available for the energy label or planned improvements.

5. Investigate subsidies

Review ISDE and local schemes before arranging work.

6. Check apartment restrictions

If applicable, ask the VvE about planned improvements and approval requirements.

7. Consider your total housing budget

Include renovation costs, monthly mortgage payments and expected energy expenses.

Real experiences from expats

Why expats choose FVB de Boer

Planning to buy or renovate?

Mortgage advice for energy-efficient homes

Energy labels and planned improvements can affect your mortgage options and overall housing budget. Understanding these possibilities before buying helps you make informed financial decisions.

At FVB de Boer, we help expats compare mortgage lenders, assess borrowing capacity and explore financing options for energy-efficient homes and renovations.

Book a free mortgage consultation

Frequently asked questions about

Energy efficiency and mortgages in the Netherlands

What is the ISDE subsidy in the Netherlands?

The ISDE subsidy is a Dutch government programme that provides financial support for certain energy-saving home improvements. Homeowners may be eligible for subsidies for measures such as heat pumps, solar water heaters and insulation improvements, provided the installation meets the programme’s technical requirements.

Can I include energy improvements in my mortgage?

Yes, in some cases you can include energy-saving improvements in your mortgage if the upgrades improve the property’s energy performance. Dutch mortgage rules allow lenders to provide additional borrowing capacity for measures such as insulation, solar panels or heat pumps, often through a dedicated renovation or energy improvement budget.

Do energy labels affect property value?

Yes, energy labels can influence property value because more energy-efficient homes are often more attractive to buyers. Properties with higher energy labels may have lower energy costs and better insulation, which can increase buyer demand and potentially support a higher market value.

What energy label scale is used in the Netherlands?

Homes in the Netherlands are rated from A++++ (most energy-efficient) to G (least energy-efficient). The label reflects factors such as insulation, heating systems and renewable energy. Most homes require a valid energy label when sold or rented out, although certain exemptions apply.

Can energy improvements increase borrowing capacity?

Yes, in some cases energy improvements can increase your borrowing capacity because Dutch mortgage rules allow additional financing for energy-saving measures. If improvements such as insulation, solar panels or a heat pump significantly improve the property’s energy performance, lenders may allow a higher mortgage amount within the national lending guidelines.

View all FAQs