Hey all, would love some sanity-check perspectives.
I'm 29, single, working as a hardware engineer in Eindhoven. Been in NL since 2020, my 30% ruling has already ended, I have an EU long-term residence permit. Currently renting a 30 m² studio for €900/month, no debts. The catch is that I'm fairly certain about the next 2-3 years here, but beyond that I genuinely don't know, could stay in Eindhoven or could end up abroad. Being single means my life can pivot quickly.
I've run the numbers for a roughly €325k apartment (~60 m², 100% financed, ~3.9% with NHG, 30-year annuity) and here's what they look like:
- Cash leaving my account each month: ~€1,435
- Of that, ~€478 is principal (equity I'd get back if I sold)
- True monthly "cost" (interest + VvE + taxes + insurance − tax refund): ~€957
- vs my current rent of €830
So I'd be putting €600+ more cash out every month, but only about €127 of that is "lost" money, the rest is forced savings locked inside the apartment. That math only works if I stay long enough to actually realise that equity, which is exactly where my uncertainty bites.
On the buy side, the under-35 transfer tax exemption (0% up to €555k) feels like a use-it-or-lose-it thing, though technically I have until 35. Max mortgage lands around €350-385k which gets me ~60 m² in most Eindhoven neighbourhoods, and honestly I'm tired of paying €830 for a closet.
The higher cash outflow also eats into my savings rate, so if I do end up moving in 3 years, I might've been better off keeping that money liquid. I keep coming back to the same conclusion: the financial math only really works if I commit to staying, and I can't honestly say I will. Anyone been in this exact spot? How did you decide? Did anyone buy with a short horizon and regret it, or not regret it? Would also love a sanity check on whether I'm overweighting the market-dip risk.
Cheers.