Dutch Rental Market Tightens Amid Record Landlord Sell-Off

The Dutch rental sector is witnessing a pivotal shift as private landlords accelerate the sale of their properties. New figures from the Kadaster, the Dutch land registry office, show that 15,800 rental homes were sold in the third quarter (Q3) of 2025—37% more than in the same period last year. Meanwhile, purchases by these investors lagged at just under 6,000 homes, tipping the balance nearly three to one in favour of sales. This trend is squeezing rental supply, pushing up rents and reshaping the broader housing landscape across the Netherlands.

Record Q3 Sales and What They Mean

According to Kadaster data, a total of 62,582 homes changed hands between July and September 2025—the highest quarterly figure since early 2021. Market analyst Matthieu Zuidema of Kadaster explains, “Every quarter, more homes are sold than the year before, and private investors are leading that sell-off.” This mass divestment is not limited to Amsterdam, Rotterdam, Utrecht and The Hague; indicators suggest the phenomenon is spreading to secondary cities and suburban areas as profitability concerns deepen.

Key Drivers Behind the Sell-Off

Several factors are steering landlords to exit the Dutch rental market:

• Affordable Rent Act (2023): Stricter rent ceilings for mid-range properties have capped returns, making rental investments less lucrative for small-scale landlords.
• Upcoming Box 3 Tax Reforms: From 2026, changes to Box 3 (the Dutch capital gains tax on savings and investments) will fix a lower return rate, reducing the tax benefits of holding property in a portfolio.
• Rising Interest Rates: Higher mortgage costs have eroded rental yields, especially for investors with variable-rate loans.
• Maintenance and Compliance Costs: New energy efficiency standards and upkeep regulations have increased owners’ expenses, prompting some to sell rather than invest further.

A Boost for First-Time Homebuyers

For aspiring homeowners, the surge in sales of ex-rental properties has a silver lining. These homes often come at a significant discount compared to those sold by owner-occupiers. In 2025, the average former rental property cost around €384,000, compared with €511,000 for a typical resale home—a gap of nearly €130,000. This price differential opens doors for first-time buyers and young families looking to climb onto the housing ladder.

However, competition for these bargains is fierce. Buyers should be prepared to act quickly, secure pre-approval on mortgages and work with knowledgeable real estate agents to pinpoint well-priced opportunities.

Shrinking Rental Supply and Rising Rents

On the flip side, tenants are feeling the squeeze. The proportion of homes owned by investors has declined from 9.4% in 2023 to 9.1% in 2025, according to Kadaster. Fewer investment properties translate directly into a tighter rental market, with average monthly rents continuing upward. In major cities, prospective tenants now face longer search times, higher application competition and steeper security deposits.

Even outside the Randstad region, smaller towns are seeing vacancy rates dip as landlords retrench. Renters are advised to broaden their search radius, consider co-living options or explore mid-range units regulated under the liberalized sector (above social housing thresholds but below free-market levels).

Looking Ahead: Investors and Renters

With the Box 3 tax shake-up on the horizon and regulatory pressure mounting, many private investors may complete their exit by mid-2026. Housing market experts predict a temporary relief for prospective buyers but warn of sustained pressure on renters unless new supply comes online.

Municipalities (gemeenten) and housing corporations (woningcorporaties) are already stepping in with plans for social and mid-rent new builds, but these projects often take years to complete. In the interim, renters should act proactively:

• Monitor market listings daily or set up automated alerts.
• Leverage housing platforms that aggregate both private and corporate rentals.
• Stay informed about local rent subsidy schemes (huurtoeslag) if eligible.

Conclusion

The wave of landlord sell-offs that began after the Affordable Rent Act continues to reshape the Dutch housing market. While first-time buyers may benefit from more affordable options, renters face a leaner market and rising costs. Staying informed on regulatory changes and market trends is essential for both tenants and investors.

Ready to find your next rental home? Visit Luntero for the easiest way to browse verified listings and stay ahead in the competitive Dutch rental market.