The Hague – The Dutch housing market remains a central focus in 2026, with addressing the severe housing shortage taking top priority for the government. As we settle into the new year, significant changes are taking effect that impact both buyers and sellers. These include adjustments to mortgage tax relief, borrowing limits for energy-efficient homes, and relaxed property transfer tax rules for investors. The ongoing shortage, exacerbated by a decade of underbuilding, continues to drive prices and complicate the path to homeownership.
Table of Contents
- Government Policy & Building Speed
- Mortgage Tax Relief: A Changing Landscape
- What is Changing in 2026?
- Expert Analysis & Future Implications
- Key Takeaways
- Dutch Learning Corner
- Community CTA
Government Policy & Building Speed
The current government agenda is heavily influenced by the housing crisis. Ministers are prioritizing measures to accelerate building processes to meet the target of 100,000 new homes per year. Current implemented measures include cutting bureaucratic red tape and streamlining the appeals process, which previously added months to construction timelines. Easing restrictions on home extensions and “flex-housing” is also being actively rolled out to increase supply quickly.
Mortgage Tax Relief: A Changing Landscape
“The government has made huge changes to mortgage tax relief (hypotheekrenteaftrek) over the last decade – it is now capped at around 37% and restricted to repayment mortgages,” explains Richardo Cruz Fortes from Expat Mortgages. “Any further changes would have a modest impact on house prices, but they won’t address the fundamental issue: the chronic housing shortage.”
Fortes emphasizes the long-term consequences of the construction slowdown following the 2012 financial crisis. “We basically stopped building back then, and we are still feeling the impact. We can stick plasters on the wounds, but until supply meets demand, prices will remain high. What matters now is borrowing capacity.”
What is Changing in 2026?
Several concrete changes are now in effect for 2026:
- Solar Panels & Borrowing: Government policy regarding solar panels has been revised. Since the “netting scheme” (salderingsregeling) is set to end in 2027, the extra borrowing capacity for energy-efficient homes has been tweaked. The allowance for A+++ homes has decreased slightly, while the €20,000 allowance to upgrade E, F, and G-label homes remains to encourage renovation.
- Transfer Tax (Overdrachtsbelasting):
- First-time buyers (Starters): The exemption for buyers under 35 now applies to homes costing up to €550,000.
- Investors: The transfer tax rate for second homes and investment properties has been reduced from 10.4% to 8% to stimulate the rental market supply.
- NHG Guarantee: The National Mortgage Guarantee (NHG) limit has risen to €470,000 (or €498,200 with energy-saving measures), offering a safety net for more mid-segment buyers.
Expert Analysis & Future Implications
Historical Context: The current crisis isn’t sudden. It roots back to the drastic reduction in new construction post-2012. This “construction gap” of nearly a decade has created a backlog of approx. 400,000 homes that continues to plague the market.
Future Implications: The changes for 2026 address affordability but not availability. The reduction in the investor tax (to 8%) might bring some private landlords back to the market, potentially easing rental shortages but increasing competition for buyers. Experts predict that interest rates will remain volatile in 2026, largely depending on the ECB’s inflation policies. “Fixed-rate mortgages remain the safest bet for stability,” analysts suggest.
Key Takeaways
- Shortage Persists: The lack of homes remains the #1 driver of high prices.
- Tax Breaks: Starters pay 0% tax up to €550k; Investors pay 8% (down from 10.4%).
- Energy Matters: Borrowing limits are now strictly tied to the Energy Label of the home.
- NHG Limit: Now covers homes up to €470,000, aiding mid-income buyers.
Dutch Learning Corner
| Word | Pronun. (Eng) | Meaning | Context (NL + EN) |
|---|---|---|---|
| ♻️ Verduurzamen | Ver-duur-za-men | To make sustainable | Wij gaan ons huis verduurzamen. (We are going to make our house sustainable.) |
| 🏘️ Woningnood | Wo-ning-nood | Housing shortage | De woningnood is nog niet opgelost. (The housing shortage is not solved yet.) |
| 💰 Hypotheekrente | Hi-po-tayk-ren-te | Mortgage Interest | De hypotheekrente is licht gedaald. (The mortgage interest has dropped slightly.) |
| 🔑 De Overdracht | De O-ver-drakht | The Transfer | De overdracht vindt plaats bij de notaris. (The transfer takes place at the notary.) |
Are You Buying or Waiting in 2026?
With the new NHG limits and tax rules, does 2026 feel like the right time to buy, or are prices still too crazy? Share your strategy in the comments below!
