Why buying a home can lock you in one location: The reality of 2026

In the current housing market of 2026, buying is often presented as the ultimate financial victory. With the starter exemption that has now been extended to €555,000 and the ongoing tightness, every day you don't buy seems like a missed opportunity to build up wealth. But there is a downside to owning your own home that is often underexposed: the loss of your geographical and professional mobility.

In fact, buying is a long-term bet on a specific place. Where a tenant with one month's notice has the world at his feet, a buyer is stuck in a web of tax, financial and practical obligations. In this article, we'll explore why buying a home in 2026 can “lure” you into one region and what the consequences are.

The tax barrier: Copper costs and the “5-year rule”

Although starters under the age of 35 benefit from the transfer tax exemption, this does not apply to transfer people or homes above the €555,000 limit. In 2026, the additional costs of purchase (notary, valuation, advice and broker) will be considerable.

• Sunk costs: When you buy a house, you immediately lose a significant amount of your own money that is not in the value of the bricks. To make up for this loss through an increase in value, you will have to live in the home for an average of five to seven years in the current 2026 market.
• The relocation chain: If you want to move within two years for a dream job on the other side of the country, you'll have to sell the house again. In a market where transaction costs are high, you run the risk of leaving at a loss, which forces you to stay where you are.

The 'Golden handcuffs' of mortgage rates

In 2026, we will see a phenomenon called the “interest rate lock”. Many homeowners have set relatively favorable interest rates in the past (or at the beginning of 2024).

• Interest transferability: Although some mortgages are portable, there are often strict conditions in 2026. If you move to a more expensive home or another region, you often have to pay the current, higher market interest rate for the extra loan.
• Net increase in costs: The fear of higher monthly payments with a new home means that people are “stuck” in their current home, even if the location is no longer ideal for their work or personal life. This significantly reduces the flow in the market.

Sustainability obligations and the “Label clamp”

Since the introduction of the stricter energy label legislation in 2025, the condition of your home has been directly linked to your mobility.

Please note: If you own a home with label E, F or G in 2026, you are legally obliged to invest in sustainability when selling or within a certain period of time.

This creates a situation where you can't move because you first have to invest tens of thousands of euros in insulation or a heat pump to make the home sellable at a decent price. Your capital is literally stuck in the walls, so you don't have the financial means to embark on a new adventure elsewhere.

Mobility comparison: Tenant vs buyer (2026)

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Factor                                                                          Tenant                                                      Buyer

Notice period                                                 Usually 1 month                              Depending on sales time (avg. 3–6 months)

Transaction costs on departure                   € 0                                                   Agency fees + cancellation costs (approx. 2%)

Risk of moving                                               No residual debt risk                      Risk of residual debt or loss of own investment

Adapting to work                                          Very high (easy switching)             Low (travel time is often accepted)

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The complexity of the regional labor market

The Dutch economy in 2026 will be highly fragmented into regional hubs. Eindhoven is the tech hub, the Randstad is the business services, and the north is the energy innovation.

When you buy a home in, for example, the Twente region, you commit to the local labor market. While hybrid working will be the norm in 2026, many top jobs still require physical presence. If the best opportunities in your sector suddenly occur in Brainport Eindhoven, your home for sale in Twente can form a physical barrier. The travel time and the effort to sell often outweigh the promotion, so you unconsciously inhibit your career development.

The psychological “Anker bias”

In addition to the hard numbers, there is a psychological aspect. Owning a home creates a sense of rooting. This sounds positive, but in a dynamic world, it can turn into a disability.

• Emotional attachment: You invest time in the neighborhood, the garden and the local community.
• Loss aversion: In 2026, people are more afraid than ever of losing “their place” in an extremely scarce market. This fear causes people to stay in places that no longer match their phase of life (e.g. homes that are too big for seniors or homes that are too small for growing families), simply because the threshold for giving up “security” of ownership is too high.

Practical tips to prevent “Lock-in”

While buying can keep you stuck, there are strategies for maintaining flexibility:

1. Buy with the 'Exit' in mind: Choose a home that is current. An apartment in a city center with a good energy label will sell within weeks in 2026, while a unique but remote object can hold you hostage for months.
2. Keep your buffers liquid: Don't invest all your savings in repayment. Keep a “move buffer” so that you can cover the costs of any quick sale and new purchase without depending on the excess value.
3. Use Source Data: Use services like Octo or iWise to regularly scan your financial position. Knowing exactly what you can borrow when moving gives you the mental freedom to switch more quickly when an opportunity presents itself.

In conclusion

Buying a home in 2026 is a powerful tool for building wealth, but it is also a form of territorial binding. The high transaction costs, tax regulations and sustainability obligations act as an invisible anchor. For those who want to organize their career and life flexibly, it is essential to consider the “lock-in” risks when deciding to buy.

Real estate, as the name suggests, is fixed. Make sure that the location where you anchor your capital is also where you really want to be in the coming years.