Can you get a mortgage with student debt as a first-time buyer?

How much of a mortgage can you get with a student loan?

The amount you can borrow with a student loan depends on your monthly DUO payment. Lenders count that amount as a fixed expense, not your total debt. Suppose you pay €90 per month to DUO. That means you have €90 less available each month for your mortgage. Two first-time buyers with the same debt can still have different monthly payments. This is due to their repayment terms and their income.

These repayment terms include a 15-year or a 35-year repayment phase. With the longer option, you spread the same debt over many more months. As a result, your monthly payment is lower and your borrowing capacity remains higher. In 2026, DUO uses an interest rate of 2.33%for that long repayment phase. The interest rate for the shorter option is slightly lower. In addition, DUO takes into account what you can afford, your repayment capacity. Are you paying less temporarily because of this? In some cases, according to the government, the bank will calculate based on what you are actually required to pay. The two repayment options differ on four points that affect your monthly payment.

Want to know exactly where you stand? Then have your maximum mortgage calculated. Be sure to include your current monthly payment amount from Mijn DUO. Would you like to discuss it? Then schedule a free initial mortgage consultation.

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Do you have to disclose your student debt when applying for a mortgage?

Yes, you must always disclose your student debt when applying for a mortgage. Lenders explicitly ask for it because they need a complete financial picture. If you hide the debt, you are providing incorrect information on your application form. This could cause your application to be rejected later on. Many first-time buyers are unaware that the Credit Registration Bureau (BKR) does not see this debt. That credit agency only records commercial loans. As a result, a lender will not see your DUO debt there.

Nevertheless, that debt belongs in your application, along with an overview from Mijn DUO. Do you realize later that you forgot something? Report it immediately. As long as the offer hasn't been issued yet, that correction will only cost you some time. After that, such a correction could cause your entire application to fall through. So, be honest about your financial situation, even if your debt is large.

How do you increase your borrowing capacity with a student debt?

You increase your borrowing capacity by lowering your DUO monthly payment, for example by making extra repayments. In addition, certain schemes reduce your costs, meaning you need less personal savings . This leaves more for the property itself. A new calculation often shows that you can borrow more. You can then use that extra room for a home that is within reach.

Five steps to move you forward:

1. Request your current monthly payment amount from DUO, because that figure is taken into account.
2. Calculate whether making extra repayments pays off, because it lowers your monthly payment.
3. Apply for a mortgage with NHG, because that usually lowers your interest rate.
4. Claim the first-time buyer exemption, so you don't have to pay transfer tax.
5. Check with your municipality about the starter loan, as it can bridge your funding gap.

Making extra repayments on your student debt lowers your monthly payments to DUO. This allows you to get a larger mortgage . However, weigh this against your savings. You purchasing costs pay for these yourself. Think of the notary, the valuation and the advice. Furthermore, the National Mortgage Guarantee (NHG) acts as a safety net in case of payment difficulties. This safety net waives any residual debt in the event of job loss or divorce. Banks therefore take on less risk and usually offer you a lower interest rate. The NHG limit in 2026 is €470,000.

Two starter schemes also reduce your costs. With the first-time buyer exemption , for example, you pay no transfer tax as a one-off. To qualify, you must be between 18 and 35 years old and intend to live in the property yourself. You also must not have used the exemption before. In 2026, the property price must be a maximum of €555,000. Additionally, a starter loan can help you get over the line. This supplementary loan is provided through the Stimuleringsfonds Volkshuisvesting (SVn). The conditions vary by municipality, so check the SVn Loan Checker. This way, you will immediately know if your municipality participates.

If you are unsure which step will yield the most, please contact us.

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How does your student debt count if you are self-employed?

As a freelancer, your student debt counts just as much as it does for salaried employees. The difference lies in your income, which you demonstrate using annual figures. Lenders look at your average profit over three years. Your monthly DUO payment is then factored in as a fixed expense, just like with a salary. Even if you have been self-employed for less than three years, a mortgage is still possible. In that case, lenders will calculate based on a forecast or an income statement. With a fluctuating income and a student debt, you will have less borrowing capacity. Therefore, keep your records organized and provide complete annual accounts.

In practice, we see that freelancers with student debt start calculating too late. They look for a home first and only then discover their actual budget. Reverse that order, because then you will know in advance what is feasible. With a few weeks of preparation, you will save yourself a lot of hassle later on. This is especially true if your monthly income varies.

What does an intent statement mean if you have a student debt?

An intent statement does not reduce your student debt, but it does help if you have a temporary contract. In this statement, your employer declares their intention to offer you a permanent contract. Lenders view this as security regarding your future income. With a student debt, your borrowing capacity is already lower, so that security carries significant weight. However, you still have a chance even without such a statement. An employer's statement showing your average income often counts as well. The full explanation can be found in our article about a mortgage without a permanent contract. There, you can also read about what a perspective statement does for flexible workers.

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How does homeup help you with your first home if you have a student debt?

homeup helps you by securing your financing first, even with a student debt. You can choose between two services. On the open market, our guidance as a buying agent costs €2999. Through our exclusive offer, you can purchase a home at a fixed price, without having to outbid others. Our guidance for that process costs €5999. That journey begins with a free initial mortgage consultation. We then arrange a mortgage certificate, so that your financing is sorted in advance. Your borrowing capacity is lower with a student debt. That is why you want to know exactly what you can offer beforehand.

As buying agent we do this for you:

• We research the market value, so you never pay too much.
• We devise a bidding strategy and make an offer on your behalf.
• We check the purchase agreement and other legal documents.
• We help you search on Funda and beyond, because not every starter home is listed there.
• You only pay when you receive the keys, so your savings remain available.

All buyers onthe homeup platform have been financially screened in advance. This makes it unlikely that a purchase will fall through due to financing issues. Furthermore, homeup buyers purchase a home three months faster on average. Want to know how much you can borrow with your student debt? Schedule a free consultation.