Renting or buying in Tilburg? How to run the numbers

Renting or buying: when does buying come out ahead?

A simple rule of thumb: don't just compare your rent with your gross mortgage payment, but look at what's left at the bottom line. Mortgage interest is partly tax-deductible in the Netherlands; rent is not. That's why your net monthly costs as an owner are often lower than your gross mortgage payment suggests, and in many cases lower than the rent on a comparable home in the private rental sector. In return, as an owner you budget for maintenance, buildings insurance and sometimes homeowners' association (VvE) fees, and the value of your home can rise as well as fall.

Private sector rents in Tilburg have climbed sharply over the past few years. House prices have risen too. When you buy, every repayment builds equity in your own home, but you take on maintenance, taxes, insurance, transaction costs and the risk of falling house prices in return. So the key question is not just "how much can I borrow", but above all "which choice fits me, financially and practically?"

What do you need to be able to buy?

To approve a mortgage, a lender looks at three things above all:

• Income. How much you can borrow depends on your (joint) gross annual income and the current lending standards that the Dutch budget institute Nibud sets each year. On an average Dutch salary you can already borrow a decent amount, and with two incomes that quickly adds up.
• Permanent contract or not. A permanent contract helps, but with a solid employment history or a letter of intent from your employer, you often qualify with a temporary contract too.
• Savings for the buying costs. On top of the purchase price, you pay for the notary, the appraisal, mortgage advice and possibly an estate agent. Expect a few thousand euros, depending on the home and the mortgage amount.

If your mortgage stays below the Dutch National Mortgage Guarantee (NHG) limit of €470,000 (or €498,200 with documented energy-saving measures), you can opt for NHG. It costs a one-off 0.4% of your mortgage amount, but often earns you a lower interest rate and gives you extra security if you ever run into trouble.

The first-time buyer exemption: no transfer tax

Are you younger than 35 at the moment of transfer, buying a home you'll live in yourself for the longer term, with a value of no more than €555,000? Then in 2026 you may qualify for the first-time buyer exemption from transfer tax, which means you pay no transfer tax at all. In 2027 the value limit goes up to €615,000. You can use the exemption only once. If you bought a home before but didn't use the exemption at the time, you can still qualify on a later purchase, provided you meet the other conditions.

Doubts we often hear from first-time buyers

"I don't have savings for the buying costs."

With our purchase guidance, you may end up buying a home below its appraised value. In that case, the higher market value can create room within the maximum financing. Whether that also lets you finance buying costs or renovation costs depends on the value of the home, the lending standards and the lender's conditions. So buying with €0 of your own money is sometimes possible, but never something to count on in advance.

"Aren't interest rates much higher than a few years ago?"

The 10-year fixed rate differs per lender and risk category, and can even change from one day to the next. A general forecast gives you direction at best. What matters far more is what the actual rate at the moment you apply means for your monthly costs and your maximum mortgage.

"I'm not sure I'm ready to buy yet."

You don't have to work that out on your own. In one conversation, we calculate what your situation in Tilburg actually adds up to, with no strings attached.

Curious what buying would mean for you?

Whether you're already actively house-hunting in Tilburg or simply want to know where you stand, we're happy to think it through with you, free of obligation. Call 06 52 69 88 22 or email Martin@belderbrandt.nl and we'll plan an introductory meeting. No fuss, no commitments.