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Are you going to buy your first home? Then a lot will come your way! It is important to orientate yourself on the possibilities. Many starters like to prepare well. This way you know exactly what to expect during a financing process. That is why Onesta has listed the 5 most frequently asked questions from starters. Do you want to know even more? Please feel free to contact us.

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Buying a first home: The 5 most frequently asked questions about mortgages

In order to be able to deduct your mortgage interest for income tax, the law stipulates that you must have repaid a loan within 30 years at the latest. This repayment must at least have been made on an annuity basis. Faster repayments are also allowed. In practice, this means that there are 2 types of repayment to choose from: annuity and linear.

Usually, customers who buy their first home have a preference for annuity repayment, because of the lower monthly payments in the first years. Of course we would like to give you more insight into the repayment form that suits you best!

It is difficult to give 1 answer to this. Of course, our advisors always do their utmost to get your mortgage accepted as quickly as possible. And that goes well: your mortgage application with Onesta is completed about 40% faster than the national average according to HDN (Mortgages Data Network).

As a rule of thumb, you can allow 1 to 4 weeks for the entire process, from the moment all documents have been submitted and you have had your consultation with a Onesta mortgage advisor. If you are an entrepreneur, this can take 1 to 2 weeks extra.

There are a number of factors that affect the speed of the mortgage process. You are also partly in control. The faster and more correct you submit the necessary documents, the faster it can be sent to the lender. The speed of the assessment then differs per lender.

We keep track of the speed of lenders (also known as lead times) on a weekly basis. Below you will find a brief overview of the steps in the process and approximately how much time the steps take.

Buying a first home: mortgage application schedule

The longer you lock in the interest, the more it will cost you now. You buy more security, as it were. It is of course a shame to pay more if it is not necessary. To determine for how many years you want to fix the interest, you can ask yourself the following questions:

Can and will I bear a potential increase in charges?
After the period in which you have fixed the interest, the interest can be a lot higher. Ask yourself whether you can bear that increase in costs.
How long do I expect to live in my first home?
If you fix the interest for, for example, 20 years and you decide to move after 5 years, it is possible that you have paid a higher interest rate than was necessary.

Am I going to borrow maximum?
Do you want to borrow as much as possible based on your income? In that case, take into account the benchmark interest rate set by the AFM. This is the interest rate that lenders have to count with to calculate the maximum borrowing capacity.

Am I going to make a lot of extra repayments?
Do you fix the interest for 10 years and repay your mortgage in 10 years (with, for example, gifts or a bonus)? Then it makes no sense to fix the interest for 20 years.

The Mortgage Financing Code of Conduct describes how much you can borrow. In practice, this means that your maximum borrowing capacity for your first home will not differ much from various lenders. With our calculation tool you can easily calculate your maximum mortgage and the associated monthly payments. It is usually not wise to look up the limit of your maximum borrowing capacity. Your borrowing capacity is determined on the basis of your test income. This qualifying income usually consists of all fixed components of your income, such as:
  • Gross monthly salary
  • Holiday pay
  • 13th month
  • Year-end bonus
Any surcharges or bonuses are usually not included in your assessment income. Depending on the type of surcharge or bonus, there are sometimes options (different per lender). Of course we have good insight into this and we are happy to advise you. Have you earned at least 1 year of income as an entrepreneur? Then you can also (partially) count this entrepreneurial income as test income. Our specialized advisors can tell you more about this! Reduced borrowing capacity Also keep in mind that the following things reduce the maximum borrowing capacity for your first home:
  • (Study) debts
  • Leasehold canon
  • Partner alimony
Can be red, credit cards, or other credits (if registered with BKR) Don’t have enough of your own money to pay off the mortgage for your first home? You might be able to do it with one of these 3 tips.

In addition to a maximum borrowing capacity based on your income, there is also a maximum borrowing limit based on the value of the home. From 2018 you cannot borrow more than 100% of the market value of the home. There is an exception if you invest in energy-saving measures. In that case, you can borrow a maximum of 106% of the market value under certain conditions.

The market value of the home is usually determined as the market value from the valuation report. For new-build homes, the market value is usually equal to the so-called foundation costs: the sum of all costs including the land and any additional work.

In total, there are 5 factors that play an important role in the amount of your maximum loan.

Our process

More information about purchase guidance below.

Step 1: Wish list

Working with a purchase realtor is a wise step for more than one reason. A purchase realtor can save you a lot of time in preparation and research. Furthermore, your purchase realtor can give you direct access to the listings, sometimes even before they’re listed. And a purchase realtor can save you money through negotiating the best possible deal and contingencies. Last but not least, having someone by your side in this dynamic real estate market who has your best interest at heart and who can keep your head cool will improve the overall experience of buying a house.

When you work with Onesta, your wish list is our directive. In the intake interview you can tell us what you are looking for and what you need. Are you buying to live or to let? Based on the information you provide us with, we will assemble a property search profile. You will have your own Onesta contact person during the entire process.

Eerste woning kopen

Stap 2: Regel je financiën

Het is belangrijk om in dit stadium al goed te kijken naar jouw financiële mogelijkheden. Als je een hypotheek nodig hebt, kan één van onze hypotheekadviseurs alles voor je in kaart brengen. Zo heb je in het voortraject al een realistisch beeld van wat je kunt lenen bij een hypotheekverstrekker.

Het is niet alleen fijn om te weten waar je aan toe bent, je staat ook sterker als je goed bent voorbereid. Hierdoor kan later een zo scherp mogelijk koopvoorstel gedaan worden, wat doorslaggevend kan zijn! In sommige gevallen kan er door deze goede voorbereiding zelfs geboden worden zonder financieringsvoorbehoud.

Pas nadat de koopovereenkomst is getekend kan de hypotheek echt rond gemaakt worden. In de meeste gevallen moet er dan ook een taxatie worden gedaan. De aankoopmakelaar en adviseur werken nauw samen, zodat dit proces snel en soepel verloopt.

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Stap 3: Doorzoek de markt

En dan begint het échte zoekwerk. Tijdens onze zoektocht bekijken we zowel de openbare als de onderhandse markt. De openbare markt is Hierop filteren we het totale woningaanbod en selecteren we de woningen die voldoen aan jouw wensen. Vervolgens geef jij aan over welke woningen je meer informatie wilt en welke je zou willen bezichtigen.

De onderhandse markt bereiken we door het actief benaderen van verschillende partijen, zoals andere makelaars, beleggers en huiseigenaren. Hierbij komt ons grote netwerk goed van pas. Zo bereiken we ook woningen die (nog) niet worden aangeboden via de openbare markt.

Step 4: Viewings

Did you find some properties you like? We’ll start planning the viewings. You don’t have go by yourself, an Onesta realtor will join you. With our trained realtor-eye we will protect your best interest

When viewing a property, we look for defects and shortcomings, the level of maintenance and options for renovations or expansion. Also, we check if the property will retain its value and if it’s likely to resell or let in the future.

You only have to see if you like it enough to proceed to the next step. Don’t forget to walk around the neighborhood, do you like what you see, do you feel safe?

Step 5: Negotiations

You must have fallen for a house by now. All you want to do, is sign the sales agreement and move in. However, we’ll first decide on how to start the bidding together. This is a strategic undertaking and can be quite stressful, especially when you’re emotionally invested. That’s why you brought your purchase realtor, remember, we got this!

We’ll keep our heads cool and negotiate the sale with your best interest in mind. We’ll pay extra care to the appropriate cancellation clauses to protect you financially. Furthermore, we will perform our purchase investigation. This means that we will research legal documents or decisions that pertain to this property and municipal plans or developments that might affect the value of the property. This might affect the bidding strategy or could result in a negative advice.

Step 6: Signature

Once you’ve come to an agreement on the price and contingencies, a sales contract will be prepared by the sales realtor. As your purchase realtor, we will carefully check the agreement and contact the notary if necessary. If everything is correct, both parties will sign and you have 3 days to reconsider without any penalties.

Now is the time to finalize your mortgage. Furthermore, if one of the conditions in the sales agreement is a valuation or home inspection report, we’ll set this in motion. We will also keep a close eye on the timetable and the agreements made. The notary will set the date for the transfer of ownership and will need to receive the purchase sum plus taxes and fees before that time.

Step 7: Congratulations!

With the transfer of ownership, the notary confirms the sale and you will receive the keys to your new home! You can now plan to redecorate or renovate, move in and have a housewarming. Congratulations!


Onesta is here to help with each step of the way! Our purchase realtor fee is 1,25% over the purchase sum with a € 2.500,- minimum. BTW (VAT) is included in this fee. You will receive the following extensive services with a smile:

– Intake interview
– Create property search profile
– Access to public and pocket listings through Onesta network
– Receive latest listings that match profile
– Recommendation for mortgage broker
– Property viewings including background information (10)
– Purchase investigations (4)
– Handle bidding strategy and negotiations
– Negotiate conditions for guarantees and contingencies
– Negotiate sales agreement
– Check sales agreement
– Monitor 3-day reconsider period, conditions for financing and home inspection
– Arrange for home inspection report
– Inspect property for transfer
– Visit notary for transfer of ownership


We are happy to accommodate you if you need extra work or services that are not listed. Extra work and services are charged at our hourly rate. Our terms & conditions are applicable to all assignments.

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Fill in the form and one of our experts will contact you within 24 hours so that we can get to know each other and understand your needs to match you with the perfect house!


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