Whether buying beats renting in the Netherlands mostly depends on how long you stay, house-price growth and what you could earn on the money you do not tie up in a home. This calculator compares both paths over your chosen horizon, including 2% transfer tax, maintenance, interest relief and selling costs.
How the rent versus buy comparison works
The calculator follows two households with the same housing needs. The buyer puts down their own money, pays 2% transfer tax and €4,500 in other costs, then pays an annuity mortgage and 1% of the home’s value in maintenance each year, minus mortgage interest relief. The renter pays rent that rises each year and invests the buyer’s upfront cash plus any monthly difference in monthly cost. At the end the buyer’s wealth is the home value minus the mortgage and 2% selling costs, and the renter’s wealth is the invested pot.
What really drives the answer
- Time horizon. Buying costs around 6% to 7% of the price at the start and end, so staying fewer than five years rarely pays.
- House price growth. A few percentage points per year changes the result more than anything. Prices fell in 2022 to 2023 before recovering, so don’t bank on a fixed number.
- Rent level. The gap between rent and net ownership cost is the main source of the renter’s invested savings. The Dutch rental market is tight, and free-sector rents in cities are often similar to mortgage costs.
- Interest relief. It lowers the net cost of ownership substantially in the first decade, as covered in the interest relief calculator.
What the model leaves out
Box 3 tax on the renter’s investments isn’t deducted here, which flatters renting a bit. Check it with the box 3 calculator. Neither does the model include VvE service charges, ground lease (erfpacht), or the cost of moving. Ownership also gives security of tenure that renting rarely matches in a tight market, and renters take on the risk of rent rises that grow faster than assumed. Use the numbers as a guide, not a verdict.
Next steps
If the answer leans to buying, test the monthly payment and extra costs in the mortgage calculator and see how much a bank might lend in the maximum mortgage calculator. If renting looks better, the compound interest calculator shows how your investments might grow.
How to use this calculator
- Enter the home price, your own money and the mortgage rate.
- Add the rent you would pay for a comparable home.
- Set how long you expect to stay and the growth rates.
- Check which path leaves you with more net wealth and test different assumptions.
Key figures at a glance
| Buyer costs at purchase | 2% transfer tax + €4,500 other (model) |
|---|---|
| Selling costs | 2% (model) |
| Maintenance | 1% of value per year (editable) |
| Interest relief | 37.56% minus forfait |
| Mortgage | 30-year annuity |
Frequently asked questions
It depends on how long you stay and on price growth. With a 10-year horizon and moderate growth buying often wins, with a short stay renting usually does.
Typically at least five to seven years, to recover purchase and selling costs.
No. Box 3 tax on the renter’s portfolio would lower the renter’s result somewhat.
1% of the property value per year is a common rule of thumb, higher for older homes.
No, an investor pays 8% transfer tax and gets no mortgage interest deduction on a buy-to-let.