The housing market continues to move. In 2026 tenants will have to deal with higher monthly costs, homeowners will see their value under the Valuation of Immovable Property Act increase significantly, and buyers will have to reckon with adjusted rules around mortgages and taxes. What do these changes mean in concrete terms? Below we list the most important points.
This is what changes in the housing market in 2026
The housing market faces several changes this year that renters, buyers and homeowners alike are going to feel. Rent increases and higher taxes stand out in particular.
House prices rise less hard
After a strong price rise of about 8% in 2025, banks expect more moderate growth in 2026. Rabobank is counting on +4.8%, ING on +3.5%. So houses will still become more expensive, but the pace will be slower.
WOZ value sharply up
Homeowners are likely to face a higher WOZ assessment. Because the reference date is Jan. 1, 2025 (a year with substantial price increases), the WOZ value will rise by an average of 10.6%. This may result in higher taxes.
More room within NHG and starters exemption
The limit for the National Mortgage Guarantee (NHG) goes up from €450,000 to €470,000. If you buy a house and make it more sustainable, you can even make use of NHG up to €498,000.
First-time buyers also benefit: buyers under the age of 35 do not pay transfer tax on a purchase up to €555,000 (was €525,000).
Lower transfer tax for investors
For people buying a second home or vacation home, the transfer tax will drop from 10.4% to 8%.
New construction: stricter income requirements
In new construction, “affordable purchase” is further delineated. The maximum purchase price for this rises to €420,000, but buyers must often meet income and other conditions.
Mortgage: borrow slightly more with higher wages
The lending standards remain virtually unchanged. An expected wage increase of 4.1% will allow households to borrow slightly more.
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Income €70,000 → approximately €6,000 additional borrowing capacity
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Income €100,000 → about €15,500 extra
Uncertainties do include interest rate developments and possible adjustments to mortgage interest deductions.
Rents rise sharply
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Free sector: +4.4%
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Middle rent: +6.1%
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Social rent: +4.1% (or max. €25 for low rents)
Higher incomes in social rent can even get up to €100 extra per month.
Rental allowance widened
Rental allowance is now also possible for rents above the social rent limit, as long as income and assets are low. In addition, young people from the age of 21 (instead of 23) are entitled to rent allowance.
