New rental market regulations per Jan 2027
Based on the parliamentary letter from MinisterBoekholt-O’Sullivan · 20 April 2026
The Minister of Housing has announced five concrete measures to breathe new life into the mid-market rental sector. But there are also hurdles along the way. What is changing, when, and what does it mean for you as a homeowner?
The Dutch rental market is under considerable pressure. Private investors are selling rental properties at a rapid pace, in the second half of 2025 alone, approximately 36,000 properties were sold. That is 18% more than the same period a year earlier. At the same time, far too few new mid-market rental homes are being built. The Minister aims to reverse this trend with a package of measures, building on theAffordable Housing Act (Wet betaalbare huur) that has been in force since 1July 2024.
The Five Measures at a Glance
1. WOZ price surcharge
Rental properties in expensive cities such as Amsterdam and Utrecht will be allowed to charge a rent price surcharge that reflects the high location value. A property with 200 WWS points that falls back to 186 under the current cap may charge approximately €96 per month extra. The property remains regulated, but the surcharge closes the gap between capped and uncapped valuation.
2. No penalty points formissing outdoor space
Currently, a rental property loses five points if it has no outdoor space (private or shared). These penalty points will be scrapped. Creating outdoor space is not always possible in large cities, and the change also makes it easier to convert existing buildings into new rental units.
3. Better valuation for smalllisted buildings
Small national monuments under40m² currently receive limited points due to their size, despite often being situated in highly desirable locations. Under the new rules, these properties will receive more points based on their WOZ value, better reflecting their actual market position.
4. Temporary rental contractsfor all students
Under current legislation, temporary rental contracts for students are only permitted for students from outside the municipality. This creates an uneven playing field. The new measure extends the right to a temporary contract to all students, regardless of where they are registered.
5. New-build surcharge extended by four years
The temporary 10% price surcharge for newly built mid-market rental homes will be extended. Construction previously had to start before 1 January 2028; that deadline will shift by four years. This gives investors the longer-term certainty needed to get new projects off the ground.
When Will This Take Effect?
Now, Spring 2026: The draft order (ontwerpbesluit) will be submitted to the Council of State for advice as soon as possible. The Minister intends to discuss this with the House of Representatives in the near term.
As early as possible, no later than 1 January 2027: Measures 1 through 4 enter into force. Given the urgency for housing seekers, the Minister is pushing for an earlier date if feasible.
Before 1 January 2028: Measure 5 (extension of the new-build surcharge) goes through a separate internet consultation and parliamentary scrutiny procedure and must be finalised before the 2028 deadline.
2027: Official evaluation of the Affordable Housing Act. The cabinet will act on the findings, further adjustments are possible.
2028: Box 3 taxation shifts to actual returns, which is expected to make private rental investment more attractive.
What Obstacles Still Need to Be Overcome?
Political resistance. On 3 October 2025, the House of Representatives passed the Klaver/Kouwenhoven motion calling for the earlier draft order to be withdrawn. The Minister is proceeding anyway on the basis of the coalition agreement, but a parliamentary debate is required before the Council of State can advise.
Student contracts: law orgeneral order? More than 30 MPs have requested that measure 4 be enacted via formal legislation rather than a general administrative order (AMvB). If parliament holds that position, it could cause delays or require a separate legislative process.
Affordability versus availability. SEO Economic Research explicitly warns: measures that improve the investment climate simultaneously worsen affordability for tenants in regulated housing. This trade-off has not yet been fully resolved politically.
Guarantee instruments remain uncertain. SEO recommended exploring a government-backed guarantee for real estate investors. The cabinet is sceptical and does not currently expect such an instrument to be suitable.
What Does This Mean for You as a Homeowner?
As an owner-occupier, you are affected by this policy mainly indirectly. The ‘uitponden’ movement, where by rental properties are sold to individual buyers, is creating more opportunities for first-time buyers. In the second half of 2025, 61% of properties sold by investors to owner-occupiers went to first-time buyers, at an average price of€350,000.
If you also rent out one or more properties, the WOZ surcharge and the removal of the outdoor space penalty are directly relevant to you. They can increase your permitted maximum rent and improve the business case for continuing to let rather than sell.
If you rent to students, measure 4 gives you more flexibility: you will soon be able to offer all students, including those already registered locally, a temporary rental contract.
The bottom line: This policy is a search for balance, keeping enough rental homes available for middle-income households, while not driving investors away so completely that nothing gets built. Whether that balance is achieved will be for the 2027 evaluation to determine.
