After capital, is the Netherlands now chasing away its students too?

Last Friday, the internet consultation on the Suitable Tenancy Agreements bill (wetsvoorstel Passende huurcontracten) closed. It marks a new step in a dossier that looks technical at first glance, but could have major consequences for the Dutch knowledge economy.

The bill limits short stay to a maximum of thirty days. Beyond that, rentals fall in principle under regular tenancy law, with the rent protection that comes with it. The government wants to curb misuse of short-stay contracts and protect tenants better. The question, however, is whether this measure solves the problem, or makes new supply impossible. In student housing especially, the effect may turn out different from the political intention.

The Netherlands has a large shortage of student rooms. Not only for international students, but for Dutch students too. Purpose-built student accommodation (PBSA) offers a solution: professionally developed and operated living concepts for students, with management, services, safety, shared facilities and often community programming.

The proposed thirty-day limit on short stay can hit that supply. Much student housing does not fit the classic open-ended tenancy model. An international student sometimes comes for one semester or one academic year. A Dutch student often needs housing for several years, but student housing still has a different dynamic than regular renting: demand is more temporary, turnover is higher and operations are more intensive.

If all these forms are brought under one generic tenancy regime, without distinguishing between misuse and professional supply, a problem arises. Then it is not only the rogue landlord who is hit, but also the party that wants to build new supply. That is precisely what the Netherlands cannot afford right now. Investors and developers are willing to put capital into new supply. And then the legal basis under part of that business case is pulled away.

Capital is not loyal to the Netherlands. Capital looks for countries where policy is predictable, where development remains possible and where risk and return are in proportion. If the Netherlands does not offer that predictability, the capital goes to London, Madrid, Milan, Barcelona, Paris or Copenhagen. And eventually the student follows the same route.

Purpose-built student accommodation is not a threat to the housing market. It can be part of the solution. It takes pressure off the regular rental market, offers students a professional living environment, gives universities more certainty and makes Dutch cities more attractive for talent.

That is why the legislator must distinguish between improper use of short stay and professionally organised student housing. Misuse should be tackled, but the market that can build extra rooms should not be demolished. The question has become bigger than tenancy law. After capital, is the Netherlands now chasing away its students too?

If that happens, we do not just lose rooms. We lose knowledge, talent, innovation and future earning capacity

A Dutch version of this article by Eduard Schaepman appeared as an opinion piece on PropertyNL on 31 August 2026. Eduard also discussed the topic in BNR's podcast Vastgoed Gezocht, together with Reinier Jan Spit of Kences.