Measuring Transparency in the Dutch Mortgage Market

This paper is an empirical study of pricing in the Dutch mortgage market. For a narrowly defined set of endowment mortgages (with a fixed lending rate of 10 years), we find that the price dispersion within lenders is larger than the dispersion across lenders. Prices remain dispersed across lenders, even after controlling for characteristics of the borrower, the municipality and the government bond rate. Apparently, the mortgage market is not fully transparent, which impedes competition in the mortgage market. We also find that the price dispersion for mortgages sold by banks is smaller than that for mortgages sold by other lenders. A likely explanation is that lenders using middlemen have higher agency costs.