Netherlands Housing Special Edition

September 18, 2025 | Voerman Group

The Dutch rental market is undergoing rapid and complex changes. With new legislation implemented in July 2024, shifting investor behavior, and rising demand, housing affordability and availability are being redefined — especially in the low- and mid-range segment. This special edition outlines the key developments and what they mean for international assignees, employers, and relocation professionals.

What’s Changing?

1. The Rent Act and Point-Based Regulation

Since July 1, 2024, the Affordable Rent Act (Wet betaalbare huur) has expanded the point-based system (Woning Waarderingsstelsel) to include mid-range rental properties.

Homes with fewer than 187 points are now subject to regulated maximum rents.
The cap for 186 points is €1,165.81/month, up from the previous threshold of 142 points (€879.66/month).
Landlords must lower rents to comply, unless they invest in upgrades to increase the point score—often a costly process.

2. Income Restrictions for Tenants

New rules now exclude high-income earners from regulated mid-range rentals.

This policy aims to reserve affordable housing for low- and middle-income households.
Landlords who ignore the rule risk losing rent protection and facing legal challenges.

Market Impact

1. Shrinking Supply in the Mid-Range Segment

Despite the intent of the 2024 measures to increase affordability, the number of available mid-range rentals has dropped significantly.

Pararius reports a 20.2% decline in new listings in Q3 2024 compared to the previous year.
The supply of private sector rentals continues to fall amid sustained demand.

2. Rising Prices in the Unregulated Segment

With fewer regulated options, competition in the free market is intensifying.

Rental prices in the private sector are rising faster than inflation, especially in urban areas.
Tenants are facing higher costs and fewer choices.

Investor Behavior

The “Uitponding” Effect

Landlords and investors are increasingly selling off rental properties—a trend known as “uitponding.”

Triggered by rent caps, tax changes, and the end of temporary lease contracts (Model B), many properties are exiting the rental market.
These sales are flooding the buying market with relatively affordable apartments, benefiting first-time buyers but tightening the rental market further.

Structural Shortage

According to ING’s July 2025 report, the Netherlands faces a 2.2% housing shortage, with pressure highest in major cities.

Between 2013 and 2023, the housing stock grew by just 1.6% annually.
The imbalance between supply and demand continues to drive up prices and limit options.

Read more: ING Real Estate Facts & Figures

What This Means for Relocations

Early planning is essential: Availability is limited, especially for low- and mid-range budgets.
Flexibility helps: Consider temporary housing, alternative locations, or purchase options.
Budget expectations may need adjustment: Employers should review housing allowances and support strategies.

Questions? We’re Here to Help

The Eurohome team is closely monitoring these developments and advising clients on the best strategies for navigating the Dutch housing market.

If you have questions or need support, please don’t hesitate to reach out: Email: client-desk@eurohome-relocation.com Phone: +31 (0)70 301 1500