What costs surprise tenants who become buyers?

In the 2026 housing market, the threshold for first-time buyers is on paper more favourable than ever. With a starter exemption for transfer tax of up to €555,000 and an increased NHG limit to €470,000, switching from a rental property to a private home seems like a logical financial move. The monthly mortgage costs often appear to be competitive with the high rents in the free sector.

However, there is a danger in this comparison. Many new homeowners stare blindly at the gross monthly costs of their mortgage, only to be overwhelmed by a series of “invisible” costs that you never had on your radar as a tenant. In 2026, a year in which municipal taxes rise and foundation issues come to the surface more often, good preparation for these financial surprises is crucial.

The tax 'Penalty': The home lump sum

As a tenant, you only have to deal with the tax authorities via income tax (and possibly housing allowance). As a buyer, you will have to deal with the home lump sum. After all, the tax authorities see your home as a form of income.

• How it works: You must add a percentage of the WOZ value of your home to your taxable income. In 2026, this will be 0.35% for most homes.
• The surprise: This effectively reduces your tax refund from the mortgage interest deduction. In addition, the Hillen Act will be phased out more rapidly in 2026 (by 4.8% per year), which means that even buyers with a small or no mortgage will pay more and more tax on their home ownership.

Municipal housing costs: Crossed the €1,000 threshold

The year 2026 marks an historic point: for the first time, the average municipal tax bill for homeowners exceeds €1,000 per year. Where, as a tenant, you often only pay the waste tax and part of the sewer charge, the owner gets the full bill.

• Property tax (OZB): This tax is for owners only. Due to increased housing prices and financial shortages among municipalities (the so-called “ravine year” effect), the OZB will rise in 2026 with outliers of up to 18% in many municipalities.
• Sewer and water care levy: As an owner, you often pay a higher rate than a user (tenant), because you also pay for maintaining the physical connection to the network.

The “1% rule” for maintenance

This is often the most painful surprise. As a tenant, you call the landlord when the boiler stops or the roof leaks. As a buyer, you are the landlord.

In 2026, experts recommend reserving at least 1% of the rebuild value (often equivalent to the WOZ value) annually for major maintenance. With a home worth €450,000, this means that you have to set aside more than €375 each month.

Important in 2026: Due to increased costs for building materials and the shortage of professionals, minor repairs have become considerably more expensive than a few years ago. Painting an average terraced house can easily cost €5,000 to €8,000.

The foundation pitfall: A risk of €100,000

A relatively new but very serious cost in 2026 is foundation repair. Due to varying groundwater levels, an estimated 700,000 homes in the Netherlands are struggling with foundation problems.

• The costs: Repair costs can range from €30,000 to €100,000.
• The surprise: Although more data will be available from the government about risk areas in 2026, these defects are often not covered by standard home insurance. As a buyer, you are entirely responsible for this, unless you have had a very thorough architectural inspection carried out.

Compulsory insurances and VvE costs

Tenants usually only need household insurance. Buyers have a list:

1. Home insurance: Mandatory by the mortgage lender. This covers damage to the building itself (fire, storm).
2. Term Insurance (ORV): Although no longer always mandatory for the NHG, many banks will still require some form of coverage in 2026 to pay off the mortgage in the event of death.
3. VvE contribution: Are you buying an apartment? Then you pay monthly to the Owners Association. In 2026, these contributions rose sharply (an average of €200 - €350 per month) because VVEs are legally obliged to save more for sustainability and major maintenance.

Cost overview: Tenant vs buyer (Annual estimate 2026)

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Post                                                                  Tenant (Average)                                   Buyer (Average, home € 450k)

Rent / Mortgage interest (net)           € 14,400 (€ 1,200 p/m)                     € 15,600 (€ 1,300 p/m)

Municipal taxes                                  € 350                                                  € 1,050

Maintenance reservation                   € 0                                                      € 4,500

Insurances (Opstal / ORV)                 € 0                                                      € 600

Home allowance (net cost)                € 0                                                      € 650

Total “additional”                                 € 350                                                  € 6,800

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The 'Modernization urge' and sustainability

In 2026, it is no longer optional to look at your energy label. When purchasing a home with label D or lower, you are often confronted with a sustainability obligation from the bank. Although you can co-finance this (up to 106% of the market value for energy-saving measures), this increases your monthly debt.

Many start-ups make the mistake of underestimating the costs of 'minor' adjustments. A new floor, stucco and window treatments in an entire home will be an average of 15% more in 2026 than in 2024 due to inflation in the construction sector.

How do you prevent financial stress?

The switch from renting to buying is a milestone, but requires a different mindset. Where you, as a tenant, can spend your remaining income freely, as a buyer, you must have an iron discipline when it comes to your maintenance buffers.

• Tip 1: Make use of the starter loan if your municipality offers it; this can reduce the initial burden.
• Tip 2: Always have an architectural inspection carried out, even for relatively new homes (from 1990), to rule out surprises with installations or foundations.
• Tip 3: Don't just count on your current income, but take into account the phasing out of the mortgage interest deduction and rising local charges.

The core

Buying is still an excellent way to build wealth in 2026, provided you can bear the “hidden” €500 to €700 in additional monthly costs on top of your mortgage interest.