Green Mortgages in the Netherlands: Smarter Lending Through a Sustainable Home

How eco upgrades can help you borrow more and save more. The housing market here is intense. Prices are high, competition is fierce, and regulations can feel like a different language especially if you're new to the Netherlands. But one thing is becoming clearer every year; sustainable homes get benefits. And not only for the planet also for your finances.

I work at a sustainable advisory bureau while studying finance at HBO-level, so I look at mortgages from two sides: what banks want and what actually makes sense for buyers who just need clear guidance. Sustainable living is one of THE topics that sounds complicated, but it really comes down to this: if your house uses less energy or produces its own energy, banks will allow more flexibility.

So why does this matter if you want a mortgage?

In the Netherlands, you would normally only be able to borrow up to 100% of the home value (AFM, 2024). This would mean a massive self-laid deposit isn’t necessary. But if you buy an efficient home or plan green upgrades, You may be able to:

  • Borrow extra on top of your regular mortgage calculation
  • Qualify for Interest rate discounts under specific green mortgage products
  • Get easier approval if your monthly living costs decrease because of energy savings

Lenders in the Netherlands look closely at your monthly budget and income stability (NIBUD, 2024). If your energy bill drops, it can indirectly help your mortgage options, because you simply have more financial breathing room.

1. Sustainable Upgrades You Can Make

Let’s break down the most common energy improvements that are also allegeable and recognized by the Dutch subsidy system and mortgage lenders.

Insulation (Roof, Wall, Floor)

Insulation is the foundation. Without it, every other upgrade (like heat pumps or electric heaters) becomes less efficient/ non effective.

  • Roof insulation: One of the most effective measures. Costs roughly €4,000–€9,000 depending on house size. Subsidy can cover roughly €30 per m² (ISDE), covering 20–30% of costs.
  • Cavity wall / facade insulation: If your house has a cavity wall you can insulate it for about €1,500–€3,000. You could get back €5.50 per m² (cavity) or €15 per m² (facade) through ISDE.
  • Floor or underfloor insulation: Costs €2,000–€5,000. Subsidies can reach €6 per m² on average (ISDE,2025).

This isn’t just comfort it directly reduces gas/electric usage, which matters to lenders when calculating your financial capacity (Milieu Centraal, 2024).

New Glass, Frames, and Doors

Old glass or leaking/bad frames ruin your insulation work/score.

  • HR++ glass: About €70–€120 per m². Eligible for €23 per m² subsidy (ISDE).
  • Triple glass: €100–€160 per m². Lower subsidy but bigger efficiency gain. (ISDE,2025)
  • Window/door frames & seals: Costs €2,000–€10,000 depending on project severity. Combined upgrades often get a higher subsidy rate. (ISDE,2025)

Banks like combined projects, because instead of 1% efficiency increase, you might achieve 30–40% which makes a real impact on monthly costs (ABN AMRO, 2025).

2. Greener Ways to Heat Your Home

(Hybrid) Heat Pumps

More homes are switching to heat pumps to reduce gas reliance.

  • Hybrid heat pump: €4,500–€7,500. Subsidy €2,000–€3,000 (ISDE).
  • All-electric heat pump: €8,000–€15,000. Subsidy can reach €3,000–€6,500 depending on model (ISDE,2025).

Electric Heating & Airco (as Heater)

Airco units aren't a primary subsidy product, but can be financed inside the additional green mortgage section lenders/banks offer.

  • Costs €1,200–€3,500 per unit. Not ISDE-subsidized, but lenders accept it as part of energy cost reduction when used smart.

Electric Boilers / Heat Pump Boilers / E-Boilers

Hot water without gas:

  • Heat pump boiler: €2,000–€3,500. Subsidy around €600–€1,100 (ISDE,2025).
  • Regular electric boiler: €800–€2,000 depending on size. No subsidy, but still financeable via your mortgage(ISDE,2025).

Solar Panels

There’s no direct subsidy for solar panels anymore in the Netherlands, but most homeowners can still reclaim the 21% BTW (Dutch VAT) (Belastingdienst, 2024). It’s important to understand that most (green/gas-less) upgrades that involve switching from gas to electric systems almost always go hand in hand with solar panels. The more you lean toward operating your home fully on electricity the more value solar panels add to you and your home, because you start producing your own power for heating and hot water not just lighting or appliances.

3. Monumental Homes  Read This Before You Drill Anything

Alright, disclaimer time. If your home is a monumental building or has protected status, you can't just throw in any glass or attach a big pump outside, because historic rules apply. So sometimes:

  • HR++ or triple glass isn’t allowed
  • Facade changes are restricted
  • Outdoor pump units may require special permits

But that's not a dead end. There are special options and exceptions, and since 2024 some monument-compatible, bio-based insulation materials are eligible for ISDE if they don't damage the historic character (RVO, 2024). Every case is custom work and that’s why advice for your specific situation is so important.

At our bureau, we don’t leave you stuck with fine print. We actually think with you, plan with you, and help with documentation or the best routes. Monument or not we look at what’s real and what works.

4. What This Means For You as a (Potential) home owner

  • You can potentially borrow more when sustainability upgrades are included
  • You can save on energy costs every month
  • You can combine national subsidies (ISDE) and tax benefits (BTW reclaim) to reduce project costs
  • Higher home efficiency can make your mortgage more future-safe and affordable long-term

If you don’t know where to start or which upgrades fit your home? No problem that’s our job. We connect the dots between mortgages, energy savings, and sustainable investments, keeping it clear and stress-free.

AFM. (2024). Hypotheeknormen 2024. Autoriteit Financiële Markten.
https://www.afm.nl/nl-nl/onderwerpen/hypotheeknormen

Milieu Centraal. (2024). Subsidies energiebesparing. Milieu Centraal.
https://www.milieucentraal.nl/subsidies/energiebesparing

NIBUD. (2024). Financiële leennormen huishouden. Nationaal Instituut voor Budgetvoorlichting.
https://www.nibud.nl/onderwerpen/lenen/financiele-leennormen-huishouden/

Rijksdienst voor Ondernemend Nederland (RVO). (2024). ISDE subsidiemogelijkheden. Rijksdienst voor Ondernemend Nederland.
https://www.rvo.nl/subsidies-regelingen/isde

Rijksdienst voor Ondernemend Nederland (RVO). (2024). Verhoogd budget verduurzaming woningen. Rijksdienst voor Ondernemend Nederland.
https://www.rvo.nl/subsidies-regelingen/verhoogd-budget-verduurzaming-woningen

Belastingdienst. (2024). BTW-teruggave zonnepanelen. Belastingdienst.
https://www.belastingdienst.nl/wps/wcm/connect/nl/btw/btw-voordeel-voor-zonnepanelen/

Verduurzaming Nederland. (2024). Duurzame maatregelen & hypotheekruimte. Verduurzaming Nederland.
https://www.verduurzamingnederland.nl/maatregelen-hypotheekruimte

ISDE. (2025). ISDE subsidieregeling.
https://www.isde.nl