Rabobank and its subsidiary Obvion will adjust their mortgage policy from March 2027. Future pension income will be taken into account earlier when assessing the maximum mortgage amount. In addition, customers aged 85 and over will face a maximum loan-to-value ratio. According to OZQUR Makelaardij, this change makes it even more important for older homeowners and movers to understand their financial options well before buying a home or changing their mortgage.

Pension income will be taken into account fifteen years earlier
When determining the maximum mortgage amount, Rabobank and Obvion will from March 2027 look earlier at the income someone is expected to receive after retirement.

At present, future pension income is taken into account when someone is within ten years of reaching retirement age. From 2027, this period will be extended to fifteen years.

This means that a larger group of homebuyers and homeowners may face a mortgage assessment in which not only their current income, but also their future pension income plays a decisive role.

This can particularly affect people who still want to buy a home, move or adjust their mortgage in the years before retirement.

Maximum mortgage for customers aged 85 and over
In addition to the adjusted assessment of pension income, Rabobank will also introduce an additional limit for customers aged 85 and over.

From March 2027, they will be able to finance a maximum of 70% of the value of the property.

For a property with a market value of €500,000, for example, this would mean a maximum mortgage of €350,000.

The bank will not only consider the customer’s age. Income, pension accrual, the value of the property and the overall financial situation will also remain part of the assessment.

The exact implementation date in March 2027 will be announced later.

Existing mortgages will not automatically change
The new rules do not mean that every existing mortgage will be reassessed.

Customers who leave their current mortgage unchanged will, in principle, not be directly affected by the new standards.

The changes will mainly become relevant when a customer:

• buys another property;
• refinances or remortgages;
• increases the existing mortgage;
• or makes other significant changes to the mortgage.

Especially when moving home at a later age, it can therefore be important to calculate in advance what will actually be possible under the new assessment criteria.

Why are the rules being changed?
Rabobank says the changes follow discussions with regulators about the way mortgage risks are assessed over the longer term.

A key consideration is whether a mortgage continues to fit the customer’s available income after retirement.

By taking future pension income into account earlier, the bank aims to reduce the risk that a mortgage which appears affordable based on current income results in monthly payments that become too high later on.

The adjustment also shows that lenders are increasingly looking at a customer’s financial situation over the entire term of the mortgage.

How does OZQUR Makelaardij view this?
At OZQUR Makelaardij, we see that financial preparation is becoming increasingly important for older homebuyers and movers.

A customer may have sufficient borrowing capacity based on current income, while the same calculation based on future pension income can result in a significantly different outcome. Especially when someone is within fifteen years of retirement age, it is therefore wise to assess the financing options at an early stage.

For many homeowners, home equity also plays an important role. Those who have owned a property for a longer period may have built up sufficient equity to finance their next home with a lower mortgage. A lower pension income therefore does not automatically mean that moving is no longer possible.

We therefore do not only look at the maximum mortgage amount, but at the complete financial picture. This includes current income, pension income, the existing mortgage, the value of the property, available equity and the monthly costs of a potential new home.

For customers who want to move, we recommend making this calculation before actively searching for properties. This gives buyers clarity about a realistic budget and allows them to act more quickly and with greater certainty when a suitable property becomes available.

In our view, Rabobank’s change mainly shows that a strong combination of mortgage advice and purchase guidance is becoming increasingly important, especially for customers approaching retirement.

At OZQUR Makelaardij, clients can turn to us for buying, selling and mortgages. This allows us to assess the value of the current property, any available equity, purchasing possibilities and financing together, while guiding clients from the first financial calculation all the way through to the key handover.

Recep Aslan
I help expats, entrepreneurs and employees find their dream home. My approach is simple: people first, numbers second. I listen, think along with you and provide clear, honest advice that fits your life.
(5 October 2026)