Compare mortgages: how to choose the best mortgage in 2026
For many people, taking out a mortgage is the biggest financial decision of their lives. But with more than 35 different mortgage lenders in the Netherlands and hundreds of options, it can be quite difficult to see the forest for the trees. That’s why it’s essential to take your time when comparing mortgages. A difference of just a few tenths of a percent in the interest rate can add up to thousands of euros over thirty years. In this article, you’ll learn how to go about it smartly, what factors to consider in your comparison, and how to avoid paying too much for your mortgage.
Why is it so important to compare mortgages?
The mortgage market in the Netherlands has changed dramatically in recent years. Whereas in the past you would often just walk into your own bank, there are now countless options for finding a mortgage that better suits your needs and offers better value. The difference between the cheapest and most expensive mortgage can amount to as much as €30,000 over the entire term.
Many people think that mortgage lenders generally offer the same terms, but nothing could be further from the truth. One bank may charge lower interest rates but higher closing costs, while another offers more flexibility when it comes to making payments. Some lenders are more accommodating toward first-time homebuyers, while others cater specifically to entrepreneurs or people with temporary contracts.
The Hidden Cost Differences
When comparing mortgages, it’s not just about the interest rate. There are various cost items you need to consider:
- NHG fees: these amount to 0.4% of the mortgage amount
- Appraisal fees: between €350 and €1,200, depending on the property’s value
- Advisory fees: clearly outlined by an independent advisor
- Notary fees: for executing the mortgage deed
- Early repayment penalty: when refinancing or modifying your mortgage
A low interest rate with high closing costs can therefore end up being more expensive than a slightly higher interest rate without additional costs. This makes a huge difference, especially for smaller mortgage amounts.
What should you consider when comparing mortgages?
The mortgage comparison process involves several steps. You shouldn’t just look at the price, but also at the terms, the service, and how well the mortgage fits your personal situation.
The most important factors to compare
Interest Rate and Fixed-Rate Period
The mortgage interest rate is, of course, the most obvious factor. But be aware: a list of current mortgage rates often shows only the very best rates, which apply to people with an excellent financial standing and a low loan amount.
The fixed-rate period determines the number of years for which you agree to a fixed interest rate. In 2026, you’ll mainly see these options:
Fixed-rate period
1 year
5 years
10 years
20 years
30 years
Average interest rate
Lowest interest rate
Slightly higher
Medium-high
Higher
Highest interest rate
Suitable for
Risk-takers who expect interest rates to fall
Short-term security, potentially quick sale
Balance between security and flexibility
Long-term security, stable payments
Maximum security throughout the entire term
Repayment Method and Flexibility
When seeking mortgage advice, the question of which repayment method is best often comes up. The annuity mortgage is the most common, but there are alternatives:
- Annuity mortgage: fixed monthly payments; initially mostly interest, with more principal repayment later
- Straight-line mortgage: decreasing monthly payments, with an equal principal repayment each month
- Interest-only mortgage: pay only interest, up to 50% of the home’s value
You’ll also want flexibility when it comes to making penalty-free prepayments. Some lenders allow 10% per year, others 20%, and a few even offer unlimited prepayments. If you expect to be able to make additional payments in the future (for example, from a bonus, an inheritance, or the sale of another home), this is crucial.
Eligibility criteria by lender
Not every mortgage lender accepts every customer. When comparing mortgage options, you should also check whether you’re eligible at all. Consider:
- Employment status: permanent, temporary, self-employed, business owner
- Age: Some banks have maximum age limits at the end of the loan term
- Nationality: Non-Dutch income is assessed differently
- Special circumstances: BKR registration, debt restructuring, delinquent payments
An independent advisor has access to more than 35 mortgage lenders and knows exactly which lender is right for your situation. This prevents disappointment and saves time.
The Different Steps Involved in Comparing Mortgages for First-Time Homebuyers
If you’re buying a home for the first time, you’ll often face specific challenges. Many first-time homebuyers have:
- A temporary employment contract
- Not yet built up any assets
- Less borrowing capacity due to rising home prices
Some lenders are more accommodating toward first-time homebuyers than others. For example, they’re more likely to accept temporary contracts or offer more favorable terms for those with student loan debt. That makes the mortgage comparison process especially important for this group.
When moving to your next home
When you buy your next home, you’ve often already built up equity. This gives you more room to negotiate and better terms. You can choose to:
- Transfer your current mortgage to the new home (carry it over)
- Pay off the old mortgage and take out a new one (refinance)
- Take out a second mortgage for the difference
Each option involves a different comparison. Transferring means you may be locked into old, unfavorable terms. Refinancing may incur prepayment penalties. A second mortgage means two different contracts and interest rates.
When refinancing an existing mortgage
Even if you already have a mortgage, it’s often worth exploring other options. Interest rates have fallen in recent years, and if your fixed-rate period is ending, you can save significantly by refinancing.
When is it worth refinancing?
- Your fixed-rate period is set to expire within 6–12 months
- The interest rate difference is at least 0.5% to 1%
- You have no or limited prepayment penalties
- You want more flexibility (to make more penalty-free prepayments)
Note: Early repayment penalties can be high. Therefore, always calculate whether the savings outweigh the costs. Tools like those from NHP can help with their calculations and personalized guidance.
How do you conduct a thorough comparison?
Step 1: Determine what’s important to you
Start by making a list of your priorities. Are you mainly looking for the lowest monthly payments? Are you seeking maximum security? Or do you want plenty of flexibility to make extra payments?
Distinguish between:
- Must-haves: things that are absolutely necessary (such as acceptance of a temporary contract)
- Nice-to-haves: things that are nice to have but not essential (such as online mortgage management)
- Deal-breakers: things you definitely don’t want (such as high prepayment penalties)
Step 2: Gather all relevant information
To make a proper comparison, you’ll need the following information:
- Your gross annual income (and that of your partner, if applicable)
- Existing debts and loans
- The home’s value or asking price
- Desired mortgage amount
- Your own funds that you can contribute
- Student loan debt (if applicable)
With this information, you can comparedifferent mortgage lenders and see which ones offer the best terms for your specific situation.
Step 3: Compare like with like
A common mistake is comparing quotes that aren’t exactly the same. Make sure you’re comparing based on:
- The same loan amount
- The same fixed-rate period
- The same repayment method
- Including all costs (not just the interest)
Comparison criteria
Interest rate (10-year fixed)
Closing costs
Penalty-free prepayment
Acceptance of a temporary contract
Refinancing at no cost
Bank A
3.4%
€2,500
10% per year
No
No
Bank B
3.52%
€0
20% per year
Yes
Yes (after 2 years)
Bank C
3.38%
€1,850
10% per year
Yes
No
In this example, Bank C seems to have the lowest interest rate, but Bank B offers more flexibility with no origination fees. Which one is best depends on your personal needs.
Step 4: Look Beyond Just the Interest Rate
As mentioned earlier, the mortgage comparison process goes beyond just the interest rate. Other important aspects include:
Service and accessibility
- Can you easily contact your mortgage advisor?
- Is there an online portal where you can manage your mortgage?
- How quickly are change requests processed?
Terms and Conditions During Your Lifetime and Upon Death
- What happens in the event of disability?
- Are there any additional fees for modifying your mortgage?
- Which insurance policies are mandatory or optional?
Future-proofing
- Can you borrow additional funds later for renovations or sustainability improvements?
- What are the terms in the event of a divorce or other life events?
- Is there flexibility for temporary payment relief in case of financial hardship?
The Role of an Independent Advisor in Comparing Options
Comparing mortgages yourself using online tools gives you a first impression, but you’ll only get the full picture with professional help. An independent mortgage advisor has access to all mortgage lenders and understands the nuances of each product.
Benefits of professional advice
1: Time savings
Instead of contacting dozens of banks yourself, an advisor does this work for you. He or she knows the eligibility criteria and exactly which lenders are the best fit for your situation.
2: Better terms
Because of the large volume of business, advisors can often negotiate better terms than if you were to approach a bank directly. This more than offsets the cost of the advisory services.
3: Peace of Mind from A to Z
From requesting a mortgage quote to signing the documents at the notary’s office, everything is handled for you. That provides peace of mind, especially during the often hectic process of buying a home.
How Roling Advies Works
Mortgage advice is all about a personalized approach. No two clients are the same, so why should your mortgage be? The process consists of several phases:
- Initial consultation: assessing your needs, financial situation, and future plans
- Advisory Report: A written and transparent overview of all your options
- Request for Quotes: Submitting requests to multiple lenders to ensure the best comparison
- Guidance: assistance with all paperwork and communication with the bank
- Follow-up: Even after you’ve closed the deal, your advisor remains available to answer any questions
This process ensures that you not only find the cheapest mortgage, but—more importantly—the mortgage that best suits your needs.
Common Mistakes When Comparing Mortgages
Focusing Only on the Lowest Interest Rate
The cheapest mortgage is by no means always the best choice. If you plan to move in five years and are locked into a contract with a high early repayment penalty, you’ll end up paying more in the long run.
Forgetting to read the terms and conditions carefully
The fine print often contains crucial information. For example:
- Conditions for penalty-free prepayment
- Fees for modifying the mortgage
- Mandatory insurance
- Penalties for late payment
Waiting Too Long to Start Comparing
Many people don’t start comparing mortgages until they already have a specific home in mind. This leads to time pressure and rushed decisions. It’s better to start before you begin actively searching, so you know exactly where you stand.
Not asking for clarification on unclear points
If something isn’t entirely clear in a quote, ask for clarification. Mortgage lenders sometimes use technical jargon that’s difficult for laypeople to understand. A good advisor will explain everything in plain language.
Current Trends in the Mortgage Market in 2026
The mortgage market continues to evolve rapidly. In 2026, a number of trends will emerge that will influence how you compare mortgages:
Sustainability Loans
More and more banks are offering favorable terms for energy-efficient homes. For example:
- Interest rate discounts for homes with an energy efficiency rating of A or higher
- Separate sustainability mortgages for insulation, solar panels, or heat pumps
- Combinations with grants and municipal programs
If you have questions about sustainability improvements, you can consult specialists who know exactly how to combine these with your mortgage in a smart way.
Digitization of the mortgage process
Whereas you used to have to fill out stacks of paperwork, more and more of the process is moving online. Some lenders offer fully digital mortgages, with video calls instead of in-person appointments. This speeds up the process and makes it more accessible.
More Flexible Approval Criteria
Due to the tight housing market, some banks have become more lenient toward certain target groups. More opportunities have emerged, particularly for first-time homebuyers and people with temporary contracts.
Real-World Examples: What Are the Benefits of Comparing?
Example 1: First-time homebuyer with a temporary contract
Situation: Lisa (28) works as a teacher on a fixed-term contract. She wants to buy an apartment for €285,000.
Comparison:
- Bank A: declines due to temporary contract
- Bank B: Approves, interest rate 3.85% (10-year fixed), closing costs €2,850
- Bank C: Approves, interest rate 3.72% (10-year fixed), no closing costs
Result: By carefully comparing her options, Lisa not only saves €2,850 in closing costs but also 0.13% on the interest rate. Over 10 years, this amounts to approximately €4,200 in interest savings. Total savings: over €7,000.
Example 2: Homebuyers with equity
Situation: Mark and Sandra are selling their current home with €75,000 in equity and buying a home priced at €485,000.
Comparison:
- Option 1: Roll over the old mortgage (interest rate 4.2%) + new loan for the difference (interest rate 3.4%)
- Option 2: Refinance, prepayment penalty of €8,500, new interest rate 3.35%
Result: Despite the €8,500 prepayment penalty, Mark and Sandra will recoup this amount within 2.5 years thanks to the lower interest rate. They choose to refinance and save more than €35,000 over the entire term.
Example 3: Self-employed individual with fluctuating income
Situation: Jeroen is a self-employed entrepreneur with a fluctuating income. He wants to refinance to a lower interest rate.
Comparison:
- Bank A: uses a 3-year average; borrowing limit €310,000
- Bank B: uses the last year’s income plus a forecast, borrowing limit €345,000
- Bank C: Rejects the application due to insufficient business experience
Outcome: By specifically seeking out lenders who are accommodating toward entrepreneurs, Jeroen gains an additional €35,000 in borrowing capacity. This makes the difference between being able to buy and not being able to buy.
Tools and Resources for Comparing Mortgages
There are several ways to compare mortgages. Each has its pros and cons:
Online comparison sites
Sites such as Hypotheekbond and Hypotheekmaand offer free tools for comparing interest rates. The advantage is that you can quickly get a first impression. The downside is that these tools often don’t include all costs and don’t take your personal situation into account.
Mortgage Advisors
An independent advisor offers customized and personalized advice. The costs for this (on average €2,000 to €3,500) are often more than offset by better terms and a more suitable mortgage.
Direct Quotes from Banks
You can also contact various banks directly on your own. This takes a lot of time, and you may lack the expertise to properly evaluate all the terms. Furthermore, banks do not always have access to all products on the market.
The Hidden Impact of Small Differences
When comparing mortgages, small differences in interest rates may seem insignificant. But nothing could be further from the truth. A difference of 0.2% on a €350,000 mortgage means:
- Per month: about €35 difference
- Per year: over €400 difference
- Over 30 years: more than €12,000 difference
And we haven’t even mentioned the other terms yet. Being able to make penalty-free payments of 20% per year instead of 10% can help you become debt-free much faster. Flexibility in the event of a breakup or other life changes can save you stress and money.
This makes it clear why a thorough comparison is so important. It’s not about the mortgage that seems cheapest right now, but about the mortgage that best suits you over the entire term and results in the lowest total costs.
Specific Situations and How to Compare Them
In the Event of a Breakup
A breakup presents additional challenges. One partner often wants to continue living in the home and must buy out the other. This means taking out a new mortgage based on a single income.
When comparing options, you should pay attention to:
- Whether a single income is accepted for the entire mortgage
- Availability of a temporary interest rate discount during the transition phase
- Flexibility in repayment if the home is eventually sold
For entrepreneurs and self-employed individuals
Self-employed individuals and entrepreneurs often face more complex eligibility criteria. Some banks have stricter requirements than others. Therefore, be sure to compare the following specifically:
- Which years are considered (the last 1, 2, or 3 years)
- How profit is calculated (before or after taxes, with or without depreciation)
- Minimum duration of business ownership
- Additional collateral required
Some lenders specialize in this target group and offer more favorable terms.
Comparing mortgages is not a luxury but a necessity in the complex Dutch mortgage market of 2026. By systematically comparing different lenders, terms, and total costs, you can save thousands of euros and find a mortgage that perfectly suits your situation. Whether you’re a first-time homebuyer, moving up to your next home, or looking to refinance—every step requires a careful comparison. Roling Advies helps you make the best choice from among more than 35 mortgage lenders by providing independent advice, so you can take the step toward your new home with confidence and certainty.
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