Why some regret moving from renting to buying

In the collective imagination of 2026, buying a home is the ultimate reward for successful financial planning. With the starter exemption that has now been extended to €555,000 and the continuing tightness in the rental market, the decision to buy seems like a “no-brainer”. Nevertheless, in the corridors of notary offices and during housewarmings, we increasingly hear a different sound: buyer remorse.

While the switch from renting to buying on paper often seems advantageous, owning property comes with a psychological and practical burden that many underestimate. From the “hidden thief” of maintenance to the loss of geographical freedom; below, we'll analyze why the dream of owning a home turns into a golden cage for some.

The shock of “Total housing costs”

Tenants are used to a clear financial picture: you pay rent, and everything is arranged for that amount. As a buyer, you will discover in 2026 that mortgage rates are just the tip of the iceberg.

• The maintenance mantra: By 2026, the rule of thumb for maintenance rose to at least 1% of the home value per year. For a home worth €500,000, this means setting aside €416 a month for things you never saw as a tenant: a leaking roof, a faulty heat pump or the paintwork.
• Taxes and insurance: OZB, sewer charges, home insurance and the home lump sum; these are small amounts that together significantly increase the monthly costs. Buyers who have stretched their budget to the limit of their borrowing capacity often find out after six months that their quality of life has fallen because there is no money left over for vacations or hobbies.

The “Freedom” that became an obligation

A common argument for buying is that you can “do whatever you want” with the home. In the practice of 2026, however, many people experience this as enormous pressure.

• The job pitfall: Where you go to the woods as a tenant at the weekend, you are in the hardware store as a buyer. The pressure to improve the home, partly for personal pleasure, partly to maintain the resale value and the energy label, eats up free time.
• Sustainability stress: With the current legislation concerning energy labels, maintenance no longer feels optional. Buyers regret when they discover that their “bargain” is actually an energetically bottomless pit, where the investment in a heat pump or insulation consumes the entire excess value.

Geographic paralysis

The biggest source of regret in 2026 is the loss of mobility. In a dynamic labor market, the ability to move for a dream job in another region is crucial.

• The transaction cost clip: Although starters benefit from the transfer tax exemption, the other costs (broker, notary, advice) make a move financially unfavorable within three to five years.
• The fear of selling: Tenants can cancel their contracts and leave. Buyers who want to sell in a temporary dip in the market are faced with the risk of residual debt or simply not being able to find a buyer who pays the top price. This feeling of “being stuck” in a place you may no longer like is psychologically difficult.

The illusion of short-term wealth accumulation

Many regrets have stepped in with the idea that every euro they pay “goes to themselves”. In 2026, with current interest rates, the reality of the annuity mortgage is sobering.

The Math: In the early years of a mortgage, the vast majority of your monthly payment consists of interest. The actual repayment, the part that accrues real wealth, is relatively small in the beginning. If you also include inflation and maintenance costs, some realize that, as tenants, they could have built up wealth more quickly by investing the difference in monthly payments in a broad index fund.

Comparison: Expectation vs. reality for the buyer

Aspect                                         The expectation                                         The reality in 2026

Monthly expenses                 “Lower than my rent.”                          Higher due to maintenance, VvE and taxes

Freedom                                 “I can do what I want.”                        “I have to do jobs to maintain value.”

Wealth                                    “I’m saving in my own home.”             “I mainly pay interest to the bank.”

Mobility                                  “I’ll sell it again in no time.”                  “I’m stuck because of the high switching costs.”

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The psychology of debt

For some, the switch from renting to buying is psychologically taxing because of the enormous amount of debt they incur. In an uncertain economy, a five- or six-tonne mortgage can feel like a millstone around the neck.

Where a tenant can move to a cheaper home or apply for housing allowance in case of loss of income, the buyer feels the bank's hot breath. The fear of losing their home in the event of unemployment or disability creates a chronic stress level that they have never known as tenants.

How do you prevent buyer remorse?

If you're considering making the switch in 2026, you can reduce the chance of regrets by following these steps:

1. Test your budget with “shadow rentals”: Put the difference between your current rent and your future total expenses (including 1% maintenance) in a savings account for six months. Can you still live comfortably?
2. Buy for the long term: Only buy if you are sure you want to live there for at least seven years. This smoothes out transaction costs and market fluctuations.
3. Look beyond the energy label: A house with label A is nice, but you should also check the condition of the foundation and roof. Unforeseen costs to the structure of the house are the biggest source of regret.

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