Understanding the 2026 Rent Increases in the Netherlands: Private, Mid-Market, and Social Housing
Starting July 1, 2026, tenants across the Netherlands will see higher rental increases in all housing sectors. Acting Housing Minister Mona Keijzer has confirmed the maximum allowable hikes: 4.4% for non–rent-controlled (private) homes, 6.1% for mid-market properties, and 4.1% in social housing. This article unpacks the rules, calculations, and practical steps for tenants and landlords.
How Maximum Rent Increases Are Determined
Dutch rent policy ties maximum increases to a combination of inflation and wage growth, with small top-ups depending on the sector:
| Housing Sector | Increase Formula | 2026 Maximum Hike |
|---|---|---|
| Private (non-rent-controlled) | Lower of inflation or wage growth + 1% | 4.4% |
| Mid-market (144–186 point band) | Higher of inflation or wage growth + 1% | 6.1% |
| Social housing | Average inflation (past 3 years) + 0.5% top-up | 4.1% |
Key inputs:
- Inflation: 3.4% (year to December 2025) for private sector; 3.6% (average over three years) for social housing.
- Wage growth: 5.1% (year to December 2025) for mid-market sector.
The rules are set out on the Dutch government’s official rent portal: Rijksoverheid – Huurprijzen.
Private Sector Rents: A 4.4% Cap
Private rentals—those without point-based rent control—will see a maximum rise of 4.4%. Landlords calculate this by taking the lower of inflation or average wage growth (both measured over the previous year) and adding 1%. Since inflation (3.4%) was below wage growth (5.1%), the capped increase becomes 3.4% + 1% = 4.4%.
What tenants should know:
- You can only be notified of a rent increase once per calendar year.
- Landlords must provide at least two months’ written notice.
- Tenants have the right to object to the local huurcommissie (rent tribunal) within two months of receiving the notice.
Mid-Market Rentals: Up to 6.1% Hikes
Mid-market housing is defined as properties scoring between 144 and 186 points under the Dutch points system (which considers size, facilities, amenities, energy label, and location). These rents can increase by the higher of inflation or wage growth plus 1%. With wage growth at 5.1%, mid-market landlords can raise rents by a maximum of 6.1%.
Tenants in this segment often pay between €763 and €1,184 per month (the current upper limit). Mid-market housing is typically offered by woningcorporaties (housing corporations) or private investors targeting middle-income households.
Social Housing: A 4.1% Rise
Social housing rent increases are more modest, based solely on inflation over the past three years (3.6%) plus a 0.5% top-up, leading to a 4.1% cap. The government ties these adjustments to preserve affordability for lower-income tenants.
Under the new rules introduced in July 2024, the social sector was expanded and re-regulated, prompting many small landlords to sell or convert properties into the private sector. This shift has put additional pressure on supply and underscored the importance of clear rent increase parameters.
Impact on Tenants and Landlords
For Tenants
- Budget planning: Factor in higher rental costs from mid-2026, especially in the mid-market segment.
- Verify your sector: Check your rental contract or the puntensysteem to know if you fall under social, mid-market, or private regulation.
- Seek advice: If you receive a rent increase notice, consult a tenants’ union (huurdersvereniging) or legal adviser. You can challenge an excessive hike through the huurcommissie.
For Landlords
- Stay compliant: Use the official formulas and document your calculations.
- Maintain communication: Provide clear, timely notices to tenants and explain how the increase was determined.
- Consider long-term strategy: With many small landlords exiting, larger investors may need to adjust portfolios or reinvest in maintenance to retain tenants.
Tips for Navigating Rent Increases
- Review your lease: Understand notice periods and rent review clauses.
- Compare market rates: Use platforms like Luntero to gauge average rents in your area.
- Monitor energy labels: Improving your home’s energy efficiency can justify better rent while reducing tenants’ utility costs.
- Know your rights: Familiarise yourself with procedures at the huurcommissie and resources from Woonbond (Dutch tenants’ association).
Looking Ahead: Market Trends and Policy Outlook
Experts predict moderate adjustments to rent control policies after mid-2026, with potential tweaks to the points system and social housing criteria. As inflation and wages evolve, tenants and landlords alike should stay informed via reputable sources such as the Rijksoverheid and professional housing organisations.
Conclusion
The July 2026 rent increases are significant across all sectors, with the mid-market segment experiencing the steepest rise at 6.1%. By understanding how these caps are calculated and knowing your rights, tenants can better budget for future costs, while landlords can ensure compliance and maintain positive tenant relationships.
For the easiest way to find and compare rental listings throughout the Netherlands, visit Luntero.
