Over 200,000 Vacant Homes in the Netherlands: Causes, Impact & New Vacancy Tax

The Netherlands Faces Over 200,000 Vacant Homes Amid Housing Shortage

A thriving economy and growing population have put immense pressure on the Dutch housing market. Yet, paradoxically, more than 200,000 homes in the Netherlands remained unoccupied by mid-2025. This article explores why so many properties stand empty despite high demand, outlines the government’s newly approved vacancy tax, examines stakeholder criticism, and suggests paths forward to reduce long-term vacancies.

The Growing Vacant Housing Stock

According to preliminary data from Statistics Netherlands (CBS), the total number of unoccupied homes rose from 194,500 on January 1, 2025 to 200,670 by July 1, 2025—an increase of nearly 3%. In total, these empty properties account for over 21.5 million square metres of residential space. While some level of vacancy is normal due to renovations or transactions, the current figures raise concerns given the acute housing shortage across the country.

Impact on Major Cities

Urban centres have felt the vacancy challenge most acutely. The 2025 mid-year tally shows:

• Amsterdam: 21,770 vacant homes
• Rotterdam: 10,870 vacant homes
• Eindhoven: 4,000 vacant homes
• The Hague: 2,640 vacant homes

These empty units could otherwise serve tenants in need, particularly newcomers and expats struggling to secure housing in tight rental markets. Longstanding vacancies also contribute to urban blight and lost tax revenue for local governments.

Why Do Properties Remain Empty?

Vacancies can arise from a variety of legitimate circumstances:

• Major renovations that require owners to leave homes unoccupied for months.
• Estate settlement delays when a homeowner passes away and heirs cannot decide on inheritance or sale.
• Administrative permit backlogs, especially if a property is being subdivided or converted into smaller units.
• Market speculation—though experts such as Professor Peter Boelhouwer note that deliberate, long-term vacancy for profit is relatively rare.

However, when homes stay empty for over a year, they represent a lost opportunity to alleviate rental pressure.

The Government’s Vacancy Tax Proposal

In response to these figures, the Dutch Senate recently approved a vacancy tax targeting properties left unoccupied for more than twelve months. Under this proposal:

1. Municipal Authority: Local governments (gemeenten) can levy a tax on eligible properties.
2. Energy Data Verification: Municipalities may request energy consumption records from grid operators to confirm prolonged vacancy.
3. Revenue Allocation: Funds collected are intended to support affordable housing initiatives or to cover administrative costs.

Amsterdam plans to go further by introducing a permit system for second homes from 2026, aiming to discourage outsiders from holding residential units empty when they’re not in use.

Criticisms and Challenges

While well-intentioned, the vacancy tax has drawn criticism from landlords and housing associations:

• Delays by Municipalities: The private landlords’ association, VastgoedBelang, argues that local permit processes for renovations or unit conversions often take so long that homes remain empty through no fault of the owner.
• Administrative Burden: Requesting and analysing detailed energy consumption data can strain municipal resources without guaranteeing swift action.
• Unintended Consequences: Some fear that smaller landlords or homeowners may pass on the tax burden to tenants via higher rents once the property is re-let.

Professor Peter Boelhouwer of Delft University echoes these concerns, noting that many vacancies result from exceptional situations rather than deliberate neglect. Municipalities may need to streamline planning and building permit processes to avoid penalising owners for systemic delays.

Looking Ahead: Solutions for Reducing Vacancy

Reducing long-term vacancies requires a multi-faceted approach:

• Faster Permit Processing: Municipalities should invest in digitalisation and staff training to speed up renovation and subdivision approvals.
• Targeted Incentives: Offering temporary tax breaks or low-interest loans to owners who quickly renovate and rent out vacant units.
• Data-Driven Monitoring: Using smart meters and property registries to identify genuine long-term vacancies while avoiding false positives.
• Community Engagement: Working with homeowner associations (VvEs) and local stakeholders to match vacant units with social housing or co-living projects.

By combining regulatory measures with positive incentives, the Netherlands can unlock thousands of underused homes and ease rental market pressures.

Conclusion

Empty homes represent both a wasted resource and a lost chance to address the Dutch housing crisis. The new vacancy tax marks a significant step toward holding property owners accountable for long-term vacancies. However, streamlining municipal processes and offering incentives will be crucial to ensure that well-meaning owners aren’t unfairly penalised and that more homes return to the rental market swiftly.

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