How can you keep track of the affordability of housing?

In 2026, the housing market in the Netherlands will be more challenging than ever. With fluctuating interest rates, rising construction costs and an ongoing shortage of housing, “affordability” has become a relative term. For some, it means finding a home below the limit of the National Mortgage Guarantee (NHG); for the other, it means finding a home below the limit of the National Mortgage Guarantee (NHG); for the other, it's about the ratio between net income and monthly housing costs. To keep a grip on your financial future, it is essential to base the affordability of housing not only on gut feelings, but on concrete data and measurement methods.

In this article, we explain how you can monitor the affordability of the housing market in 2026, which indicators matter and how to benchmark your personal situation against national standards.

The 30% rule as the gold standard

The most common method to track affordability is the classic 30% rule. In 2026, budget advisers and banks will still use this rule as the foundation for a financially healthy life.

• Housing costs quote: You calculate affordability by dividing your total net housing costs (rent or mortgage plus fixed costs) by your net monthly income. If this percentage exceeds 30%, your home is officially considered “expensive”.
• Nibud standards: The National Institute for Budget Information (Nibud) annually draws up tables that show what a responsible percentage is at different income levels. In 2026, with living costs rising, it is crucial to compare these standards with your own spending pattern on a monthly basis.

Follow the price to income ratio

At the macro level, the ratio between the average home price and the average annual income is the most important measure of the market. In 2026, this ratio will be closely monitored by CBS and De Nederlandsche Bank (DNB).

When housing prices rise faster than wages, affordability worsens. For a prospective buyer, this is an essential figure to follow via the quarterly reports from the NVM and the Land Registry. If the ratio in your desired region is far above the national average, it could be a sign of an overheated market or a local bubble. By tracking this ratio, you can objectively determine whether it is a good time to get in or whether it is better to keep renting for a while.

The influence of interest rates and the NHG limit

In 2026, mortgage rates will be less stable than in the past decades. Small fluctuations have a huge impact on what you can borrow every month.

• Fixed interest periods: Keep track of current interest rates for 10 and 20 years via comparison sites. An increase of just 0.5% can increase your monthly expenses by hundreds of euros, which immediately puts pressure on affordability.
• NHG monitor: The National Mortgage Guarantee limit is adjusted annually to the average home price. In 2026, this limit will act as an important barometer for “affordable homes for sale”. Homes below the NHG limit are popular because they offer extra security and often have a lower interest rate.

Use the housing expenses monitor

In 2026, various independent platforms will offer interactive tools, such as the Housing Expenses Monitor. These tools look beyond just the basic rent or mortgage and include the total cost of living.

Indeed, the affordability of a home will be strongly influenced by energy costs and local taxes in 2026. A cheap home with an energy label G can be more expensive every month than a more expensive home with a label A+++. By entering your potential homes into a monitor that takes into account energy consumption and the municipal taxes of the specific place of residence, you get an honest picture of actual long-term affordability.

Keep track of the “Rent and buy” index

For those who are unsure between renting or buying, the price-to-rent ratio is an indispensable tool. You calculate this by dividing the average purchase price of a home by the annual rental price of a comparable home.

In 2026, this index will help you determine whether the market favors buying or renting. A low ratio (below 15) suggests that buying is statistically more attractive. A ratio above 20 indicates that the purchase prices are separate from reality and that, despite the annual increases, renting is currently the financially wiser choice for the affordability of your budget.

Personal remaining disposable space

The most modern way to track affordability in 2026 is to look at what's left below the line. Instead of focusing on what you spend on housing, focus on what you have left over for your daily life, vacations, and retirement.

Make an overview of all your fixed costs and deduct it from your income. The remaining space is your real measure of affordability. If, after paying your housing costs in 2026, you are no longer able to save at least 10% of your income each month, then, no matter what the bank says, you are actually living beyond your control.

Keeping track of the affordability of housing requires an active attitude. It's a sum of national trends, local tax rates, and your own career path. By comparing your own figures with market data every month or quarterly, you prevent yourself from losing control of your financial health in an increasingly rapidly changing world.