The Dutch housing market is undergoing an important transformation. Expat homeownership more and more becomes a normal thing. The rental market is difficult, making also international talent choosing to buy homes rather than rent. For HR managers responsible for international talent, this trend is more than a real estate statistic. It is a signal of changing employee expectations, longer-term commitments, and evolving support needs.
Understanding why expats are buying homes, and what it means for your workforce strategy, can help companies improve retention, enhance employee experience, and align mobility policies with real-world behavior.
A shift toward stability
Traditionally, many expats in the Netherlands opted to rent, viewing their stay as temporary or transitional. However, recent data shows a growing number of international professionals are purchasing property. In areas like Hoofddorp’s Hyde park, Amstelveen, and Eindhoven, expats now account for between 20 and 75 percent of homebuyers (www.dutchreview.com @news/more-internationals-buying-than-renting-netherlands).
These areas often offer good schools, international communities, and proximity to major employers. It’s important to know these trends when advising on relocation or housing options.
This shift is driven by several factors:
- Rising rental prices in major cities
- Favourable mortgage conditions, especially for those eligible for the 30 percent ruling
- Longer-term employment contracts
- A desire for stability and community integration
(www.hollandtimes.nl @2025-edition-7-october-2025/more-expats-are-buying-homes-in-the-netherlands).
For HR managers, this signals a change in mindset. Expats are no longer just short-term assignees. Many are planning to stay for five years or more, and their housing choices reflect that.
Implications for talent retention
Homeownership is often linked to long-term residency. Employees who buy homes are less likely to leave after a short assignment. This has direct implications for retention strategies. If your international hires are settling down, your HR policies should support that stability.
Retention planning can benefit from understanding housing trends. For example, employees who own homes may be more open to internal mobility within the Netherlands but less likely to accept relocation abroad. They may also be more invested in career development and long-term growth within your organization.
The 30% ruling and expat homeownership
The 30% ruling is a well-known tax advantage for highly skilled migrants in the Netherlands. It allows eligible expats to receive 30% of their gross salary tax-free, significantly increasing their net income.
The 30% ruling increases an expat’s net income, which directly affects their borrowing capacity when applying for a mortgage. Dutch banks assess mortgage eligibility based on net income, so the ruling can make a substantial difference in how much an expat can borrow.
While the 30% benefit improves mortgage affordability, it also has implications for the mortgage interest deduction — a key tax relief for homeowners.
For example:
- Let’s say an expat earns €100,000 gross annually and qualifies for the 30% ruling. Their taxable income becomes €70,000. If they pay €10,000 in mortgage interest annually:
- Without the 30% ruling, they could deduct €10,000 from €100,000.
- With the 30% ruling, they deduct €10,000 from €70,000 — resulting in a smaller tax saving.
Implications for HR managers
HR professionals should be aware of the 30% ruling not only as a recruitment incentive but also as a factor that influences housing decisions.
Supporting the employee experience
Buying a home in a foreign country is a complex process. Expats face unfamiliar legal systems, language barriers, and financial regulations. HR managers can play a key role in supporting this journey.
Consider offering:
- Access to mortgage advisors who understand expat needs
- Partnerships with real estate agents who specialize in international clients
- Workshops or webinars on buying property in the Netherlands
- Guidance on tax implications, including the 30 percent ruling
OR:
Let Anywr Netherlands do this for you. We developed a special Home Purchase Programme to assist you and your employees with this important process. We’ll offer your employees relevant information, contacts with specialized mortgage providers and real estate agents. We’ll be by their side during the real estate agent selection and the first viewings. Will help them select contractors, painters, handymen, gardeners.
It may be that your international employees first rent a home and then opt for buying their own place. We think this is the best way as it takes time to get to know your new living environment. Moreover, buying a home simply costs more time than renting one.
Conclusion
The growing number of expats buying homes in the Netherlands reflects a deeper shift in how international professionals view their time here. For HR managers, this trend offers an opportunity to rethink support systems, improve retention, and align policies with employee behavior.
By understanding the housing choices of your international workforce, you can better support their integration, enhance their experience, and contribute to a more stable and committed team.
More info
Do you wish to receive more info on how Anywr Netherlands can support your employees who want to buy a home in the Netherlands? Just send us a note to info.nl@anywr-group.com and we’ll respond within one business day.
