Lower your mortgage rate: using WOZ value to cut costs

If you have a mortgage without NHG (National Mortgage Guarantee), you might be paying a higher interest rate than necessary. As property values rise, your "risk profile" improves, which could unlock a lower rate.

What is Risk Surcharge (Risicoopslag)?

Banks add a "risk surcharge" to your base interest rate based on your Loan-to-Value (LTV) ratio. This is the percentage of your loan compared to your home's market value.

• High LTV (e.g., >90%): Higher risk for the bank = Higher interest rate.
• Low LTV (e.g., <65%): Lower risk for the bank = Lower interest rate.

How Higher WOZ Values Help

In recent years, Dutch property values have soared. A higher WOZ value (official municipal valuation) means your home is worth more, which automatically lowers your LTV ratio. If this drop moves you into a lower risk bracket (risicoklasse), you can often request a rate reduction immediately—you don't have to wait for your fixed-rate period to end.

Bank Policies (Examples)

Most major banks accept your valid WOZ statement as proof of increased value, saving you the cost of a full appraisal report.

• ABN AMRO: Accepts a recent WOZ statement or a Calcasa desktop valuation to adjust your risk class.
• ING & Rabobank: Also accept WOZ statements. Some banks apply this automatically, but heavily advise checking it yourself.
• SNS & RegioBank: Generally require you to proactively send in your WOZ document to request the adjustment.

How to Request a Reduction

1. Check your current rate class: Log in to your mortgage portal to see your current tariff class (e.g., "Market Value > 90%").
2. Get your WOZ Report: Download your latest valuation from MijnOverheid.
3. Compare: Divide your outstanding mortgage debt by the new WOZ value. E.g., €350,000 debt / €450,000 value = 77% LTV. Check your bank's rate sheet to see if this puts you in a cheaper bracket (e.g., "Market Value < 80%").
4. Contact your Bank: Upload the WOZ document in your banking app or call them to request the "risicoopslag" reduction.

Note: This strategy typically does not apply to NHG mortgages, as they are already in the safest category with the lowest rates.