A house, in numbers you control

Work out what buying a home in the Netherlands actually costs you.

Not just the mortgage. The buyer's costs, the floors and the fridge, the down payment, and whether your savings will be there on the day. Change one number and every figure moves with it.

Own funds, not just the loan Kosten koper, the starter exemption, NHG and the setup list all come out of savings. The simulator keeps them separate from what you borrow.

Every statutory figure is editable Tax rates, caps, NHG limits and relief change every year and sources disagree. Nothing is hard-coded — each one carries a year and a note.

Stays on your machine Scenarios save in this browser only; nothing is uploaded anywhere.

About us

We built the spreadsheet we wished existed, then made it clickable.

Huisplan started as a shared spreadsheet between two people trying to work out whether they could buy a flat, and when. Every calculator we tried answered a different question — how much can I borrow — when the one that kept us up was simpler: will the money be in the account on the day, after the notary, the transfer tax, the floors and the fridge.

So this tool does one thing: it takes the numbers you already know and shows you the gap. It never tells you what to do, never scores your plan, and never asks you to sign up.

What we are A two-person side project. A calculator, kept honest about its assumptions.

What we are not Not licensed advisors, not a broker, not an intermediary. We take no commission and recommend no lender.

How we handle your numbers They stay in your browser. No account, no analytics on your figures, no server to leak.

team photo / desk shot — drop an image here

Where our numbers come from

Statutory figures — transfer tax, the starter exemption cap, the NHG limit and premium, loan-to-value, penalty-free repayment, interest relief — are entered as parameters with the year they apply to and a note on the source. We do not silently update them. Check them against the Belastingdienst, nhg.nl and your lender before you rely on any figure here.

The answer, always on

By — {{ monthsAway }} — you'll be

Projected own funds

saved by the target date

Own funds needed

KK + setup + down payment

Mortgage needed

of own funds needed, covered

Covered — the day is funded

Step 1 — Who's buying, and what you save

Savings today, what goes in each month, and the extras that land along the way. Salary matters here because the monthly saving can go all the way up to it.

Buying as

Savings now € Net salary / mo €

Saves per month {{ c.saveText }} · {{ c.savePct }} of net salary

                    €0
                    100% of salary · {{ c.saveMaxText }}
                  

Extra pay that lands in savings

% {{ c.holidayAmountText }}

Emergency buffer floor What you want left in savings after the keys are handed over. Shown as a fact, not a verdict.

Buffer remaining after this plan {{ bufferText }}

Other one-offs before the date

€ mo

Extras counted before the date {{ extrasInWindowText }}

Combined today {{ savingsNowText }}

Saving rate {{ perMonthText }} /mo

Projected on the day {{ projectedText }}

projected savings own funds needed

                today
                {{ targetLabel }}
              

Step 2 — The house and the costs on top

The sticker price is only part of the day. Buyer's costs (kosten koper) come out of your own pocket — every line below is an editable estimate, and statutory lines are marked.

Purchase price {{ priceText }}

€

statutory

€

Paid from own funds on the day, not added to the loan.

Step 3 — Making it liveable

Paint, floors, a fridge. These compete with the down payment for the same euros — tag what's a must to see the minimum version of the plan.

€

Minimum setup

must-haves only

Comfortable setup

everything on the list

What your own funds pay for

{{ seg.label }} · {{ seg.amountText }}

Step 4 — The mortgage

How much you borrow, what it costs each month, and what a lump sum or a monthly overpayment does to it.

Down payment into the price {{ downText }}

{{ formulaText }}

Mortgage needed

Own funds needed

on the day, at the notary

Monthly {{ monthlyQualifier }} {{ monthlyText }}

Net monthly, est. (na hypotheekrenteaftrek) {{ netMonthlyText }} {{ netReliefNote }}

Total interest {{ interestText }} est. {{ totalReliefText }} back via relief

Paid off {{ payoffText }}

Mortgage type

Interest rate {{ rateText }}

Term (years) Fixed period (years)

€ {{ x.startWord }} {{ x.freqNote }}

Penalty-free headroom {{ headroomText }}

Apply extra payments to

What that does {{ insightText }}

Balance over time (amortisation) {{ amortSpanText }}

                  today
                  {{ payoffText }}
                

What you repay in total {{ totalRepaidText }}

principal

interest

Borrowed {{ loanText }} Interest {{ interestText }} ({{ interestPctOfLoan }} of the loan)

First payment

Last payment

Term used

Year Monthly Net est. Interest Principal Extra Balance left

{{ r.year }} {{ r.yearNote }} {{ r.monthly }} {{ r.net }} {{ r.interest }} {{ r.principal }} {{ r.extra }} {{ r.closing }}

Monthly is the average payment across that year — in "lower the monthly" mode it falls after each extra payment; in "pay off sooner" mode it stays flat and the table simply ends earlier. Net est. subtracts mortgage interest relief (hypotheekrenteaftrek) at the rate in statutory parameters. It ignores the eigenwoningforfait, your actual income and bracket, and the 30-year relief limit — it is a rough estimate, not a tax calculation.

Step 5 — Compare scenarios

Save where you are, duplicate it, change one variable, and read the columns side by side.