If you own a home in the Netherlands, two terms appear on your tax return every year: eigenwoningforfait and hypotheekrenteaftrek. They sound similar, both relate to your house, but they work in opposite directions — and many homeowners get them confused.
Here's the short version: eigenwoningforfait increases your taxable income (you pay more tax). Hypotheekrenteaftrek decreases your taxable income (you pay less tax). Together, they determine the net tax impact of homeownership.
Let's break down exactly how each one works, how they interact, and what it means for your 2026 tax return.
What is Eigenwoningforfait?
Eigenwoningforfait is a fictitious rental income the Belastingdienst adds to your taxable income. The logic: if you own your home, you're not paying rent — so the government treats that as a form of income.
It's calculated as 0.35% of your home's WOZ-waarde (the official property valuation) for homes valued up to €1,350,000 in 2026. For homes worth more, the rate jumps to 2.35% on the amount above that threshold.
Eigenwoningforfait 2026 Calculation Table
| WOZ-waarde (more than) | WOZ-waarde (up to) | Eigenwoningforfait |
|---|---|---|
| — | €12,500 | 0% |
| €12,500 | €25,000 | 0.10% |
| €25,000 | €50,000 | 0.20% |
| €50,000 | €75,000 | 0.25% |
| €75,000 | €1,350,000 | 0.35% |
| €1,350,000 | — | €4,725 + 2.35% of value above €1,350,000 |
Example: Eigenwoningforfait Calculation
Your home's WOZ-waarde is €400,000.
- 0.35% of €400,000 = €1,400
This €1,400 is added to your income in Box 1. If you're in the 37.07% tax bracket, that means roughly €519 in extra tax (€1,400 × 37.07%).
Why Does This Exist?
The eigenwoningforfait reflects the "benefit" of living in your own home rent-free. Renters pay rent from after-tax income, so homeowners are taxed on a notional rental value to level the playing field. Whether you agree with the logic or not, it's been part of Dutch tax law since 2001.
What is Hypotheekrenteaftrek?
Hypotheekrenteaftrek is the mortgage interest deduction. You can deduct the interest you paid on your mortgage from your taxable income, reducing the amount of tax you owe.
In 2026, the maximum deduction rate is 37.56% — aligned with the second income tax bracket. Even if you're in a higher tax bracket (49.50%), your mortgage interest is capped at 37.56%.
Example: Hypotheekrenteaftrek Calculation
You paid €8,000 in mortgage interest in 2026.
- Deduction: €8,000 × 37.56% = €3,005
You save €3,005 in taxes because of the mortgage interest deduction.
Deduction Rate is Capped
The hypotheekrenteaftrek used to be deductible at your marginal tax rate (up to 52%). Since 2020, it's been gradually reduced to match the second bracket. In 2026, the cap is 37.56% — even high earners only get this percentage back.
How Eigenwoningforfait and Hypotheekrenteaftrek Work Together
Here's where it gets interesting: these two amounts are netted together in Box 1 of your tax return.
- Eigenwoningforfait adds income (+€1,400 in the example above)
- Hypotheekrenteaftrek subtracts income (−€8,000 in the example above)
- Net result: −€6,600 (you reduce your taxable income by €6,600)
In most cases, especially for recent homeowners with large mortgages, the hypotheekrenteaftrek far exceeds the eigenwoningforfait. You end up with a net tax benefit from owning a home.
Full Example: Net Tax Impact
Let's say:
- WOZ-waarde: €400,000
- Mortgage interest paid: €8,000
- Your income: €65,000 (37.07% bracket)
Step 1: Calculate eigenwoningforfait
€400,000 × 0.35% = €1,400 (added to income)
Step 2: Calculate hypotheekrenteaftrek
€8,000 × 37.56% = €3,005 (tax saved)
Step 3: Net impact
- Eigenwoningforfait increases tax by: €1,400 × 37.07% = €519
- Hypotheekrenteaftrek decreases tax by: €3,005
- Net tax benefit: €2,486
You save €2,486 on your 2026 tax return.
Most Homeowners Benefit
For the vast majority of Dutch homeowners — especially those with mortgages taken out in the last 10-15 years — the hypotheekrenteaftrek outweighs the eigenwoningforfait, resulting in a net tax benefit.
What If You Have Little or No Mortgage?
If you own your home outright (no mortgage) or have a very small mortgage, the eigenwoningforfait can exceed your deductible costs. In this case, you'd have a net tax liability from homeownership.
But the Belastingdienst offers relief: the "geen of kleine eigenwoningschuld" aftrek (deduction for little or no mortgage debt).
In 2026, you can deduct 71.867% of the difference between your eigenwoningforfait and your deductible costs.
Example: Little Mortgage Deduction
- Eigenwoningforfait: €1,200
- Mortgage interest paid: €500
- Difference: €700
You get a deduction of €700 × 71.867% = €503.
Net taxable amount: €700 − €503 = €197
Instead of being taxed on the full €700, you're only taxed on €197.
Gradual Phase-Out
The "little or no mortgage" deduction is being phased out. It was 76.667% in 2025, drops to 71.867% in 2026, and will continue decreasing until it reaches 0% in 2048. If you own your home outright, expect a gradual increase in your net eigenwoningforfait over the years.
Key Differences at a Glance
| Aspect | Eigenwoningforfait | Hypotheekrenteaftrek |
|---|---|---|
| Direction | Increases taxable income | Decreases taxable income |
| Rate (2026) | 0.35% of WOZ-waarde (up to €1.35M) | 37.56% of mortgage interest paid |
| Typical amount | €980 – €4,725+ | €2,000 – €10,000+ (depends on mortgage) |
| Who pays/benefits? | All homeowners | Only homeowners with a mortgage |
| Phasing out? | No (stable since 2001) | Yes (capped since 2020) |
Common Questions Homeowners Ask
"Do I pay eigenwoningforfait even if I have a mortgage?"
Yes. Eigenwoningforfait applies to all homeowners, regardless of mortgage status. It's based on your WOZ-waarde, not your debt.
"Can hypotheekrenteaftrek cancel out eigenwoningforfait?"
Absolutely. In most cases, hypotheekrenteaftrek far exceeds eigenwoningforfait, giving you a net tax benefit.
"What if I bought my house in 2026? Do I pay a full year of eigenwoningforfait?"
No. Both eigenwoningforfait and hypotheekrenteaftrek are prorated based on the number of days you owned the home in 2026.
"I paid off my mortgage. Will I owe more tax now?"
Yes, but the impact is softened by the "little or no mortgage" deduction (71.867% in 2026). The full eigenwoningforfait will gradually phase in over the next 20+ years.
"Does renovating my house change my eigenwoningforfait?"
Only if it increases your WOZ-waarde. The WOZ-waarde is reassessed annually by your municipality. Major renovations often lead to a higher valuation — and thus a higher eigenwoningforfait.
How to Report Eigenwoningforfait and Hypotheekrenteaftrek
Both are reported in Box 1 ("Income from work and home") on your Dutch tax return.
- Eigenwoningforfait: Usually pre-filled by the Belastingdienst based on your WOZ-waarde
- Hypotheekrenteaftrek: You enter the total mortgage interest paid in 2026 (shown on your annual mortgage statement from your lender)
The Belastingdienst automatically calculates the net impact and applies the correct deduction rates.
Use Bowie Tax for Accurate Calculation
Manually calculating eigenwoningforfait brackets, hypotheekrenteaftrek caps, and the "little or no mortgage" deduction can get messy. Bowie Tax handles all of this automatically — just enter your WOZ-waarde and mortgage interest, and we'll show you the exact tax impact.
What Changed in 2026?
- Eigenwoningforfait threshold: Increased from €1,330,000 (2025) to €1,350,000 (2026)
- Hypotheekrenteaftrek cap: Slightly increased from 37.48% (2025) to 37.56% (2026) due to a 0.08% increase in the second tax bracket rate
- Little or no mortgage deduction: Decreased from 76.667% (2025) to 71.867% (2026) — part of the gradual phase-out
None of these changes are dramatic, but they do shift the balance slightly each year.
FAQ
What happens if my WOZ-waarde is wrong?
You can file an objection (bezwaar) with your municipality within 6 weeks of receiving your WOZ-beschikking. A lower WOZ-waarde means a lower eigenwoningforfait. Read our guide: How to Object to Your WOZ Valuation.
Can I deduct property tax (onroerendezaakbelasting) from my income?
No. Property tax (OZB) is not deductible. Only mortgage interest qualifies for hypotheekrenteaftrek.
I rent out a room in my house. Does that affect eigenwoningforfait?
Yes. If you rent out part of your home, the eigenwoningforfait is reduced proportionally. You'll also need to report the rental income separately in Box 1.
Does a second home qualify for eigenwoningforfait and hypotheekrenteaftrek?
No. Only your hoofdverblijf (primary residence) qualifies. Second homes are taxed in Box 3 as assets.
What if I moved in 2026?
You calculate eigenwoningforfait and hypotheekrenteaftrek separately for each home, prorated by the number of days you lived there. If you sold one house and bought another, both apply.
Final Thoughts
Eigenwoningforfait and hypotheekrenteaftrek are two sides of the same coin. One increases your taxable income, the other decreases it — and for most Dutch homeowners, the net result is a tax advantage.
Understanding how they work together helps you:
- Plan your finances — especially if you're considering paying off your mortgage early
- Spot errors on your tax return — the Belastingdienst's pre-filled amounts aren't always correct
- Maximize your deductions — by ensuring your mortgage interest is fully claimed
For a detailed breakdown of your personal tax situation — including eigenwoningforfait, hypotheekrenteaftrek, and all other deductions — try Bowie Tax. We'll calculate your exact 2026 tax liability and show you where you can save.
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