Buying a home without savings: what is possible?

You can borrow up to 100% of market value. Concretely: for a €350,000 home you can get a €350,000 mortgage. What you do not get included:

• Notary costs (€1,500-€2,500)
• Valuation (€500-€800)
• Mortgage advice (€1,500-€3,000)
• Transfer tax (2%, sometimes exempt for starters)
• Possibly buying agent (€2,500-€5,000)

Total "own money": somewhere between €3,000 and €12,000, depending on what you need.

Are you 18-35 and buying a home under €525,000 (2026)? You are exempt from transfer tax. That saves 2% of the property price, so €7,000 on a €350,000 home that you don't need to finance. Once per lifetime.

Many municipalities offer a starter loan: a supplementary loan up to about €30,000 on top of your regular mortgage. The first three years you pay no interest or repayment — good breathing room as a starter. Not all municipalities participate, so check the website of the municipality where you're buying.

NHG is not a loan, but a safety net: if you can't pay due to unemployment or divorce, NHG covers the shortfall after sale. Benefit: lower interest (often 0.3-0.5% discount). In 2026 the NHG limit is €450,000. You do pay a one-time premium of 0.4% of the purchase price, so €1,400 on €350,000.

The \'jubelton\' (one-time increased gift exemption) was abolished in 2024. You can still receive a regular gift: children can receive up to about €6,700 tax-free annually from parents, plus a one-time increased amount around €28,000 for own home (2026 figures).

A family loan at market-conforming conditions is also possible — watch the tax rules (business rate, valid agreement).

Buying without savings is possible but riskier:

• Your financing depends fully on your income — no buffer
• In case of value drop, you go underwater (negative equity)
• Higher monthly costs because you borrow 100%
• No buffer for unexpected costs (maintenance, leaks, roof)

Plan to have at least €2,000-€5,000 in savings for unexpected costs in the first year.