Buy or rent in the Netherlands in 2026? A guide for expats in the big cities
Door Lisa van den BergBijgewerkt op 7 min lezen
The average Dutch home sold for €503,523 in August 2026 (CBS). Buying makes sense if you'll stay several years and can pay the buying costs from savings; renting keeps you flexible, and free-sector rents may rise by at most 4.4% in 2026. Transfer tax, the starter's exemption, rent rules and what to compare.
Short answer
Buying usually wins if you expect to stay in the same area for several years, have savings for the buying costs and a stable income; renting wins if you may leave within a few years or your job or residence status is still uncertain. Prices are high: the average existing home sold for €503,523 in August 2026, 3.3% more than a year earlier (CBS). On the rental side, free-sector rents may rise by at most 4.4% in 2026, and since July 2024 new rental contracts are normally for an indefinite period.
Status as of 29 September 2026, checked against the official sources listed at the end of this article. Amounts for 2027 are proposals unless stated otherwise and can still change.
What does buying a home cost besides the price?
The buying costs (kosten koper) come on top of the price and can't be included in the mortgage:
| Cost | 2026 rule | Notes |
|---|---|---|
| Transfer tax (overdrachtsbelasting) | 2% for a home you live in; 8% for investors and second homes | 0% with the starter's exemption (see below) |
| Notary | Price set by the notary | Transfer deed plus mortgage deed; compare quotes |
| Valuation (taxatie) | Price set by the valuer | Required by the lender |
| Mortgage advice | Fixed fee or hourly rate | Optional, but most expats use an adviser |
| NHG fee | 0.4% of the loan | Only with NHG (loans up to €470,000) |
Sources: ABN AMRO (8% rate from 2026) and NHG.
Starter's exemption (startersvrijstelling)
If you are at least 18 and younger than 35 when the deed is signed, buy a home worth at most €555,000 and will live in it yourself, you pay no transfer tax. You can use it once in your life. Source: Belastingdienst.
What are the ongoing costs of owning versus renting?
As an owner you pay mortgage interest and repayment, but you can deduct the interest (up to 37.56% in 2026) as long as you repay within 30 years. You also pay things a tenant doesn't: municipal property tax (OZB), building insurance, maintenance and, in an apartment, a monthly contribution to the owners' association (VvE). You also add a small notional income for your home to your tax return (eigenwoningforfait).
In Amsterdam and several other cities many homes stand on leasehold land (erfpacht): you pay ground rent to the municipality unless it has been bought off. Always check the leasehold terms before you bid.
As a tenant you pay rent, often plus service costs, and the landlord pays for the building's maintenance and insurance. You only need contents insurance; see contents and liability insurance for expats.
What are the rules for renting in 2026?
| Type of rental | Maximum rent increase in 2026 |
|---|---|
| Social housing | 4.1% (from 1 July 2026) |
| Mid-rent (middenhuur) | 6.1% |
| Free sector (vrije sector) | 4.4% |
Source: Rijksoverheid. Since 1 July 2024 the Wet vaste huurcontracten applies: new rental contracts are for an indefinite period. Exceptions exist for groups such as students, who can get a temporary contract of up to two years (Rijksoverheid). That gives tenants more security than before, but free-sector rentals in the big cities remain scarce.
Internet is sometimes included in the rent as service costs; see internet included in your rent. Low incomes may get housing allowance; see zorgtoeslag and huurtoeslag for expats.
How do you decide whether to buy or rent?
Compare the total monthly cost of both options, not just the rent against the mortgage payment. Then ask yourself:
- How long will you stay? Buying costs are spent the day you buy. The longer you stay, the more years you spread them over. If you might move within a few years, renting is usually cheaper and simpler.
- How secure is your income and status? A permanent contract (or a letter of intent) and a residence permit make the mortgage easier; see getting a mortgage as an expat.
- Do you have savings? You need them for the buying costs and as a buffer for repairs.
- Can you accept price risk? Prices rose 3.3% in the year to August 2026 but fell 0.1% compared to July (CBS). Prices can also fall, and NHG only limits the damage in specific situations.
- Would you rent it out if you leave? Renting out a home you bought to live in needs your lender's permission.
A practical middle road
Many expats rent for the first year, get to know the neighbourhoods and build a Dutch income history, then buy. That also gives time to get a letter of intent or a permanent contract.
Sources
Checked on 29 September 2026:
- CBS: house price rise slows in August 2026 (in Dutch)
- Belastingdienst: starter's exemption from transfer tax (in Dutch)
- ABN AMRO: transfer tax in 2026 (in Dutch)
- NHG: limit 2026 (in Dutch)
- HomeFinance: mortgage interest deduction in 2026 (in Dutch)
- Rijksoverheid: maximum rent increases 2026 (in Dutch)
- Rijksoverheid: Wet vaste huurcontracten from 1 July 2024 (in Dutch)
Veelgestelde vragen
It depends mostly on how long you'll stay. Buying costs (transfer tax, notary, valuation, advice) are paid up front and can't be financed, so buying usually pays off only if you stay several years. Also check the leasehold (erfpacht) terms, which apply to many Amsterdam homes.
2% for a home you will live in yourself, 8% for investment properties and second homes. Buyers aged 18 to 34 pay nothing once, for a home worth up to €555,000 that they will live in.
At most 4.4% in the free sector and 6.1% for mid-rent homes. Social housing rents may rise by at most 4.1% from 1 July 2026.
According to CBS, the average existing owner-occupied home sold for €503,523 in August 2026, 3.3% more than a year earlier.
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