Renting or buying in 2026: How do you make the right choice now?

It's 2026 and the question “Should I rent or buy?” is more complex than ever. The days when buying was blindly the best financial move are behind us. In the current landscape, where the starter exemption has been increased to €555,000, but the obligations regarding energy labels and sustainability are extremely important, a well-considered decision is essential.

As a purchasing advisor, I see home seekers struggling with this knot every day. The choice between renting and buying in 2026 is not just a calculation of monthly expenses; it is a consideration of flexibility, risk appetite and vision for the future. In this article, I'll help you determine the right course.

The math: Gross versus net expenses

In 2026, we will look beyond just the rental price or the mortgage rate. The government has further reduced the mortgage interest deduction, reducing the tax benefit for buyers.

• When renting: You know exactly where you stand. The rental price is your maximum burden. Including service costs and the annual inflation adjustment, you have full predictability.
• When buying: Your mortgage rate is just the beginning. You must take into account the home lump sum, property tax (OZB) and home insurance.

Please note: Use source data (via tools such as octo) to calculate your actual borrowing capacity. In 2026, banks became much stricter in taking your student debt and private lease contracts into account when determining your maximum monthly payment.

The “Label check”: Sustainability as a decision factor

One of the biggest differences between renting and buying in 2026 is the responsibility for sustainability.

• Buy: Are you buying a home with energy label D, E or F? Then in 2026, you often have a sustainability obligation to bring the home to at least label C for financing within two years. This requires an additional buffer or a construction depot.
• Rent: In the rental sector, the rules for landlords have been tightened. Properties with a bad label can often no longer be rented out for the top price from 2026. As a tenant, you can enjoy an energy-efficient home without having to invest tens of thousands of euros into a heat pump or insulation yourself.

Flexibility versus resilience

The most important question I ask my clients in 2026 is: “Where do you see yourself in five years?”

• The 5-year limit: Due to the transaction costs (notary, valuation, buying agent), you will only earn back a home for sale in the current market after an average of five to seven years. Do you plan to move within three years for work or family expansion? Then renting in 2026 is almost always financially cheaper.
• Mobility: In today's dynamic labor market, the ability to cancel your rent with one month's notice is a luxury that is difficult to express in monetary terms.

Comparison table: Rent vs. buy (Situation 2026)

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Feature renting in 2026 buying in 2026

Feature                                           Renting                                                                                                        Buying

Entry costs                               Low (deposit only)                                                                  High (buyer costs, unless starter exemption)

Maintenance                            Landlord responsibility                                                           Personal responsibility (approx. 1% home value/year)

Accumulation of assets          None (except through own savings/investments)               Yes, due to monthly repayment

Tax benefits                             None (possibly housing allowance)                                      Mortgage interest deduction (limited)

Risk                                           No loss of value risk                                                               Risk of housing market decline or foundation damage

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The role of equity and the “Opportunity cost”

In 2026, as a buyer, you often have to bring your own money, especially if you bid above the appraised value or want to modernize the home.

Let's say you have €50,000 in savings.

1. When buying: This money is going to be “in the bricks”. You save on your monthly payments, but your capital is not liquid.
2. When renting: You can invest that €50,000 in a widely diversified index fund. In many historical scenarios, a high-performing investment portfolio pays more than the increase in the value of a home in the long term, especially after deducting maintenance costs.

The psychological factor: Peace or freedom?

Finances aren't everything. In 2026, we will see that “Home happiness” weighs heavily.

• Renting gives you peace of mind: No worries about a leaking roof, sagging foundations (a major problem in 2026) or rising OZB rates.
• Buying gives freedom: It is your place. Do you want to break that wall, build a roof terrace or completely transform the garden? You are the boss. In addition, for many, paying off a mortgage provides a sense of security for old age.

Critical tip: Always check the 2026 NHG limit. If you can buy with the National Mortgage Guarantee, you not only lower your interest rate, but you also cover the biggest risks of involuntary sales. This can be the deciding factor in buying.

Practical steps to make your choice

1. Calculate your “Lost costs”: Add your annual rent to rent. When buying, add the interest, taxes and the 1% maintenance standard. Which amount is lower?
2. Do the foundation check: In 2026, foundation issues are a major risk. With a rental property, this is the landlord's problem; when buying, it's your financial nightmare.
3. Request a source data report: Based on your current data (iWISE/Octo), have an advisor calculate what your net monthly expenses do if you rise in interest rates of 1%. Can you still wear that?

In conclusion

There is no universally “right” answer in 2026. Renting is the smartest choice if you value flexibility, want to let your savings pay off elsewhere, or are afraid of the mandatory sustainability costs of older buildings. Buying is attractive if you want to stay seated for the next ten years, take full advantage of the start-up exemption of up to €555,000 and build up your own assets step by step.

The 2026 housing market rewards buyers who calculate with facts, not emotions.