Buying or Selling a Home in 2026: What Has Changed?

A new year means new rules. What has changed in 2026 when it comes to buying or selling a house? We outline the most important developments and explain what they mean for your situation.

First-time buyers get more opportunities

In 2026, the transfer tax exemption for first-time buyers is increased. Anyone between 18 and 35 years old who buys a home for the first time pays no transfer tax on properties up to €555,000. This creates more financial room for starters to take the step toward homeownership.

The NHG (National Mortgage Guarantee) limit is also rising to €470,000. More homes therefore fall under the guarantee, which often results in a lower interest rate and more security. This increases the chance that first-time buyers can purchase a home that previously seemed just out of reach.

Energy labels become even more important

In 2026, the maximum mortgage available depends more heavily on the energy performance of the property. Buyers receive additional borrowing capacity for homes with a good energy label. This makes energy-efficient homes more attractive and can help these properties sell faster.

For sellers with a well-maintained, efficient home, this can therefore work out positively. A better energy label can lead to more interest and a higher selling price.

Investor market on the move

The transfer tax for homes not used as a primary residence—such as second homes and investment properties—drops from 10.4% to 8%. This may increase interest among investors.

For properties suitable for rental, this means the potential buyer pool may grow larger. This can be favorable for sales speed and price formation.

More control over new construction and supply

From 2026, the government is taking greater control over housing construction. Municipalities are being incentivized to deliver affordable homes and receive a fixed contribution for each affordable home whose construction begins. In the long term, this should ensure more housing mobility and more choice for prospective buyers.

Although these effects won't be immediately visible in the 2026 market, this development helps address the housing shortage on a structural level.