Landlords are selling: what buying a former rental home means for your bid

On 3 November 2026, Statistics Netherlands (CBS) reported that private individuals rented out 492,000 homes at the start of 2026, 37,000 fewer than a year earlier. Over 2024 and 2025, a net 57,000 former private rental homes moved to owner-occupiers, mainly through sales. If you are house hunting in Utrecht or Amsterdam, there is a fair chance the next home you view used to be rented out.

Not sure what to bid on a home like that? With the Bid Check I look at the listing with you for 49 euro. You get it within 3 hours on working days, you only pay after you receive it, and the 49 euro is fully deducted if you book a package within 7 days.

What did CBS find?

The key figures from CBS (3 November 2026):

• Homes rented out by private individuals fell by 37,000 (7 percent) in 2025, to 492,000. In 2024 the drop was 22,000.
• The whole private rental sector, including companies and other organisations, shrank by 22,000 homes in 2025, to 1.16 million.
• In 2024 and 2025 together, a net 57,000 former private rental homes became owner-occupied homes.
• In the big cities, 15 percent of privately rented homes in Utrecht moved to owner-occupation over those two years, 12 percent in Amsterdam and 11 percent in both Rotterdam and The Hague. In Limburg (6 percent) and Zeeland (7 percent) the share was lowest.
• The homes that went to owner-occupiers had an average WOZ value of 375,000 euro, against 327,000 euro for all homes rented out by individuals. They were more often single-family houses, and larger and newer than the average privately rented home.

What does this mean for you as an international buyer?

In the cities where many internationals buy, more homes are coming onto the market that nobody lived in as an owner. That is extra choice, especially for family houses. But a former rental home is sold by someone who did not live there. That changes two things: what the seller can tell you about the home, and what the purchase contract (koopovereenkomst) says about defects.

As a former buying and selling agent, I have seen that buyers mostly focus on the price and skim the clauses. With these homes, the clauses are where the risk sits.

What would I do now?

1. Ask whether the home is sold vacant or with a tenant. In Dutch law, a sale does not end a lease (koop breekt geen huur, article 7:226 of the Civil Code): the buyer takes over the landlord's rights and obligations. If you want to live in the home yourself, make sure it is sold vacant (leeg opgeleverd), and discuss it with your mortgage advisor before you bid.
2. Read the clauses before you set your bid. Investors often add a non-occupancy clause (niet-zelfbewoningsclausule): the seller states that he never lived there and cannot vouch for everything about the home. Sometimes there is also an age clause (ouderdomsclausule) or even an 'as is where is' clause, which puts the risk of all defects, hidden ones included, on you. The NVM advises agents to use that last clause sparingly and to tell buyers early. Plan a building inspection (bouwkundige keuring), and for an apartment read the owners' association documents (VvE-stukken). Repairs you expect belong in your maximum bid, not on top of it.
3. Think ahead if you might relocate. Many municipalities use buy-to-let protection (opkoopbescherming): in designated areas and below a price limit set by the municipality, you may not rent out a home you bought without a permit for four years after the transfer. The minister announced on 16 October 2026 that she wants to narrow this rule, but that is still a proposal. Until a new law is in force, the rules of your municipality apply.

Want to know how much buyers are paying over asking right now? Read How much to bid over asking price in the Netherlands. New to buying here? Start with Buying a house in the Netherlands as an international.

Watch out

The CBS figures are net numbers over two years, per city or province. They do not tell you that former rental homes are cheaper, or that a specific home is in good or poor condition. A higher average WOZ value mostly reflects that these are larger and newer family houses. Even with a non-occupancy clause, a seller still has to tell you about defects he knows of, so ask direct questions and get the answers in writing.

Frequently asked questions

Does the tenant have to leave if I buy a rented home?

No. The lease continues and the buyer steps into the landlord's position (article 7:226 of the Dutch Civil Code). If you want to live there yourself, buy a home that is delivered vacant.

What is a non-occupancy clause (niet-zelfbewoningsclausule)?

A clause in the purchase contract in which the seller states that he never lived in the home himself and therefore cannot vouch for all of its features. It is common when investors sell former rental homes.

Are former rental homes cheaper?

CBS does not say so. The homes that moved to owner-occupiers had an average WOZ value of 375,000 euro, higher than the 327,000 euro average for privately rented homes, because they were more often larger, newer family houses. What you bid depends on comparable sales nearby and the condition of the home.

Sources

• CBS, Weer minder particuliere verhuur in 2025 (3 November 2026)
• DutchNews, Private rental sector loses 22,000 homes as landlords sell up (3 November 2026)
• Dirkzwager, Koop breekt geen huur, maar soms wel (28 September 2020)
• Radar, Reacties Heimstaden, Ymere en NVM over de 'as is where is'-clausule (9 September 2024)
• Joop (BNNVARA), Niet-zelfbewoningsclausule is waarschuwingssignaal voor koper (13 May 2026)
• Rijksoverheid, Opkoopbescherming wordt gericht op leefbaarheid in wijken (16 October 2026)
• Dirkzwager, Wet opkoopbescherming introduceert vergunningplicht bij verhuur (7 October 2022)

Viewing a former rental home?

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