How tax rules favor buyers over renters

In the 2026 financial landscape, the discussion about the inequality between tenants and buyers is more topical than ever. Although the government has taken several steps in recent years to regulate the housing market, the Dutch tax system remains fundamentally focused on stimulating home ownership. For a tenant, the monthly rent payment often feels like an “end”, while the buyer benefits from a toolbox of tax benefits that reduce net housing costs and accelerate wealth accumulation.

In this article, we analyse how the tax rules in 2026 will tip the balance in favor of the buyer and what this means for your wallet at the bottom of the line.

The mortgage interest deduction (HRA): The classic subsidy

Despite the gradual reduction of the maximum deduction rate in recent years, the mortgage interest deduction remains the most powerful pillar of the buyer's benefit.

• How it works: You can deduct the interest you pay on your home debt from your taxable income in box 1. In 2026, the deduction rate was stabilized at 37.56%.
• The effect: As a buyer, you may pay €1,500 in gross interest, but you will get more than €560 back through the tax authorities. A tenant who pays €1,500 in rent will not receive a cent back from the tax authorities (unless there is a right to housing allowance, which is often not the case for middle-income people in 2026).

The starter exemption: A flying start

Since 1 January 2026, the transfer tax exemption for starters under 35 has become an even more powerful tool. With the limit extended to €555,000, young buyers immediately save a huge amount.

• Immediate benefit: When buying a €500,000 home, a starter saves €10,000 (2% transfer tax).
• Tenant contrast: A tenant who wants to build similar wealth must do so from his net income, without such occasional tax windfalls. Here, the government actually “donates” the buyer the starting capital that the tenant must save together himself.

Asset accumulation in box 1 versus box 3

This is perhaps the most subtle, but biggest advantage of the buyer. In the Netherlands, we distinguish between different “boxes” for tax.

• The buyer (Box 1): The value of your own home and the associated mortgage fall into box 1. Although you are dealing with the home lump sum (an addition of 0.35% of the WOZ value), you are accruing wealth in your bricks tax-free. The increase in the value of your home is not taxed in the Netherlands.
• The tenant (Box 3): If a tenant decides to save or invest €500 a month instead of repaying on a mortgage, this capital falls into box 3. As soon as this asset exceeds the tax-free limit, the tenant pays a substantial tax on the (fictitious) return.

The “Wealth gap”: The buyer is rewarded for saving in their own home, while the tenant is taxed for saving in a bank account or in stocks.

The Hillen act and the reduction of the addition

Previously, people with a (almost) repaid mortgage hardly had to pay tax on their enjoyment of living. Although the “Hillen Act” will be further phased out in 2026, the principle remains that a buyer lives extremely cheaply in the long term.

Once the mortgage has been repaid, the interest charge expires completely. The buyer then only pays the home lump sum. For a tenant, however, the costs increase every year due to inflation indexation. The tax authorities protect the buyer against these rising costs by keeping the home value in box 1.

Tax incentive for sustainability

In 2026, the “green” copper will be bacon copper. The tax regulations and associated subsidies are specifically designed to help homeowners.

• Energy savings loan: Buyers can often borrow for insulation or heat pumps at a very low (or even 0%) interest rate, with the interest also being tax deductible in box 1.
• VAT refunds and subsidies: Although VAT on solar panels has now been regulated differently, numerous ISDE subsidies remain available to buyers. A tenant is completely dependent on the landlord for sustainability and often sees the savings on the energy bill offset by a rent increase.

Comparison table: Fiscal benefits 2026

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Scheme                                                    Benefit for the buyer                          Benefit for the tenant

Mortgage interest deduction           Yes (37.56% return)                         No

Wealth tax                                         Exempt in box 1                                Taxed in box 3 (above limit)

Transfer tax                                       Exemption up to € 555k                  N/A

Housing allowance                           No                                                      Only with a low income

Increase in home value                    Untaxed                                             N/A

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The “Rent trap” and fiscal skew

The biggest problem in 2026 is the so-called rent trap for middle incomes. Someone who earns too much for social rent (and therefore does not receive housing allowance) but has too little equity to buy is in a fiscal no man's land.

This group pays the full price of free-sector rent, without any tax refund, while their taxable income does not fall due to the high rent. A buyer with the same gross income has a lower taxable income due to the HRA, which can sometimes even lead to a higher health allowance or child-related budget. The buyer is thus “helped” by the tax system on several sides.

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