The potential of 'kluswoningen'

Abstract

The housing shortage in the Netherlands has been a pressing issue, particularly affecting starters and middle-income households who struggle with high prices and limited access to affordable housing. In response, there have been interventions and policies aimed at stimulating starters to access the housing market, but the supply of adequate and affordable housing remains insufficient. The ‘kluswoningen’ concept has emerged as a potential solution, because buyers can decide how they want to live and, in addition, the lower entry price is attractive. Besides empowering first-time buyers, housing associations can take on a more socially responsible role with this tool. Housing associations have observed a decline in the number of middle-income individuals in their regions due to the unavailability of affordable housing. This group holds significant importance in maintaining the social fabric and bridging the wealth gap within neighbourhoods. Moreover, housing associations have noted that the sale of social dwellings plays a crucial role in their investment capacity. However, some municipalities are becoming increasingly hesitant to support the sale of social housing. The challenge lies in finding common ground and reconciling these divergent perspectives.

This study explores the potential value of ‘kluswoningen’ in expanding opportunities for first-time buyers in the owner-occupied market. Currently, housing associations are not actively involved in this provision, but this research aims to investigate whether they should play a more active role and how to implement it effectively. The study also examines the declining use of this instrument in recent years and aims to provide insights into its relevance in the current context for first-time buyers. As a result, this research focusses on the following main research question: “To what extent is the provision of ‘kluswoningen’ valuable (in terms of affordability, accessibility and empowerment) for widening the opportunities of first-time buyers on the owner-occupied market in the current political context from different actors’ perspectives?"

The literature study is complemented by an empirical study, using a mixed method. The empirical study consists of three parts. Firstly, a secondary data analysis is conducted to examine the housing preferences of first-time buyers. Furthermore, case studies and supporting interviews are conducted to provide insights into why housing associations want to sell, why they sell dwellings as ‘kluswoning’ and how this instrument can be implemented. These findings, combined with the results from the secondary data analysis, provide insights into whether the 'kluswoningen' product aligns with the housing preferences of first-time buyers. Finally, in-depth interviews have been conducted to identify the bottlenecks and opportunities of the use of this instrument. The research results conclude the following findings. Firstly, the provision of 'kluswoningen' enhances accessibility for first-time buyers by increasing the availability of housing options in their search field. Secondly, in terms of affordability, 'kluswoningen' are perceived as one of the most affordable options in the owner-occupied market. However, it should be noted that this housing option may not always fall within the limits of affordable owner-occupancy. Thirdly, the concept of 'kluswoningen' appears interesting due to its empowering nature, enabling individuals to personalize their dwellings and exercise choice in tenure through increased accessibility to owner-occupancy.