Country Updates
Belgium
News
Temporary Housing
Local Immigration
Lead time for booking is 8–10 weeks and supply is especially limited in the budget range.
Non-EU citizens must register on arrival at their residential address, which is not possible in hotels or Airbnb. To avoid compliance risks and delays in residence permits, only an accommodation that allows official registration should be booked.
Since May 2025, all rental contracts in Brussels must include the official reference rent, which reflects fair market value based on property
characteristics. A rent set more than 20% above this reference is considered abusive unless clearly justified, and tenants can
request a formal review.
In practice, however, this measure has had little impact so far and applies mainly to very low-budget properties. Using it aggressively to negotiate lower rents is not advisable and may backfire.
Other reforms introduced in 2025 include a rental guarantee capped at two months’ rent in Brussels and Wallonia (3 months in Flanders), short-term leases (max. 3 years) renewable only once, and planned investments to improve energy efficiency in existing housing stock.
In-demand locations
Leases are either 3 years or 9 years long.
A notice period of 3 months is always required to end a lease and a penalty must be paid if breaking a lease early.
Exceptionally and depending on the willingness of the landlord, a 1-year lease can be agreed. The 3-month notice still applies, as does the penalty for breaking contract before the end date.
Lease durations
Permanent Housing
Pet acceptance
International school application dates
Rolling throughout the academic year.
Local School
Availability depending on the school
Banking restrictions timeline
National holidays
Country-Specific Nuances
Landlords pay broker fees.
Expert fees for the check-in are mandatory and need to be covered 50% by the tenant and 50% by the landlord.
For a successful home-finding process in this context, we recommend:
- Setting a realistic budget, and preparing the application in advance
- Always checking validity of ads (especially cheap options)
- Acting quickly on available properties
- For young professionals, considering co-living options
Germany
News
Temporary Housing
Local Immigration
The property market typically slows down from mid-December until early January, when few viewings take place and most landlords pause new listings.
Demand for temporary housing remains high, with limited availability of larger furnished apartments.
Serviced apartments can be limited in more remote locations/small cities.
We recommend 30–60 days temporary housing for all incoming employees.
Processing times remain slow and inconsistent across consulates and local immigration offices.
Appointment shortages are common and many arrivals require an interim Fiktionsbescheinigung.
While immigration and administrative processing times can vary, the following timeframes may be expected:
Pre-arrival: Work permit pre-approval upon submission: 2–6 weeks
National visa application upon submission: 3–12 weeks
Post-arrival: Registration at local town hall upon submission: 10–15 minutes appointment
Electronic work and residence permit upon submission: 6–12 weeks
Visa processing: Approx. 2 weeks, depending on the assignee's country of origin
Translation and apostillation: 1–2 weeks
All processing timelines are subject to change and depend on each authority involved in Germany and abroad.
Housing remains one of the country’s most pressing issues and a landlord’s market with little room for negotiation or special requests.
6 weeks from first viewing to move‑in is now a standard home search timeframe for lower/normal rental budgets.
Germany faces a shortage of more than 800,000 apartments, with construction slowing due to high interest rates and rising costs. In 2025 the German government was well below its target of 400,000 new units.
Check out all housing price categories in the main German cities:
In-demand locations
Rents continue to rise sharply, especially in Berlin, Munich, and Frankfurt, making the search for suitable housing increasingly competitive.
Unfurnished properties
Unlimited contracts with a 3 month- notice period are standard in most locations.
1–2 year terms are more commonly seen in popular locations. In Berlin, for example, it is not uncommon for landlords to set a minimum term of up to 4 years.
Diplomatic clauses are rare, and always subject to the landlord’s discretion.
Furnished properties are subject to different lease terms, usually a limited term with a minimum rental period of 6 months.
Lease duration
Permanent Housing
Pet acceptance
Many landlords will still not accept pets.
NO pets in temporary (furnished) housing.
International school application dates
Rolling throughout the academic year.
Local School
Banking restrictions timeline
Registration in Germany must be completed prior to setting up bank account.
Banking sanctions on some foreign nationals are in place.
National holidays
Country-Specific Nuances
If applicable, landlords may absorb the cost of broker/agency fees (Maklercourtage).
Property viewings may take place as public viewings, and at the landlord’s schedule – particularly for lower budget properties.
Weekend viewings: rare.
Deposits: usually 2–3 months net rent.
Utilities are often prepaid to the landlord and a final reconciliation may not be available until up to a year after the lease ends.
Ireland
News
Temporary Housing
Local Immigration
The Irish rail system is getting a significant upgrade, which will make commuting quicker and more reliable.
Although it will take many years to complete, its impact is already being felt.
As families go through the summer months, demand for real estate surges.
The Dublin market has some availability now, however the main challenge is with pet-friendly solutions.
Between 22–26 October, temporary housing will be impacted by the Jazz Festival in Cork.
Government offices issuing IRP (Irish Residence Permit) will most likely be closed from 19 December to 4 January.
New legislation has influenced holders of 1 or 2 units to sell, as increased protection for tenants takes effect.
New developments in Cork, as 4 major projects are currently ongoing. All are city centre-based, so they have little or no parking available.
Agencies will start to close or have limited staffing between 21 December and 4 January.
In-demand locations
Limerick is gearing up for the Ryder Cup with new buildings for September 2027. This is a positive signal for housing in the area.
1 year
Diplomatic or break clauses are not available under Irish rental law.
In some cases, digital signatures are acceptable.
Lease duration
Permanent Housing
Pet acceptance
New builds are being constructed in a pet-friendly manner.
International school application dates
Those who submitted international school applications will get a reply shortly.
Local School
Banking restrictions timeline
Online banks are taking preference due to delays in 'old-school' banks.
Revolut is an increasingly popular option.
AIB now offers an online service for opening new accounts, but the account holder needs to confirm a residential address and physically be in Ireland in order to complete the account opening.
BOI has an option for residents of EU and US to open accounts online before relocating to Ireland.
National holidays
Country-Specific Nuances
1. Packimpex liaises with agents and property management companies to have access to properties before they are offered to the general market.
2. EE should have documents ready before starting home search: proof of funds (work contract, employer letter), landlord references, ID.
3. EE must be ready to make quick decision after viewing a property.
4. Set EE's expectations at an early stage, as rent inflation continues, and new properties become less affordable.
Italy
News
Temporary Housing
The new citizenship legislation is still under review, with no clear indication for resolution.
The immigration system is still undergoing digitalisation, so expect delays, fewer appointments available and limited capacity.
Planning moves into new properties over Christmas time should be avoided between from 21st Dec to the middle of January 2027, as agencies close office during this time.
Parma and Genoa have limited availability in the higher budget range at the moment.
In-demand locations
Standard 4 year lease, can be renewed for further 4 years.
Increase in '3 + 2' rental contracts, especially in the Milan area.
Lease durations
Permanent Housing
Pet acceptance
Landlord dependent
International school application dates
Rolling throughout the academic year.
Local School
Up to 1 year waiting list for kindergarten spaces in Italy. Consider that a child may need up to 1 month of warm-up time before they can attend kindergarten full-time.
Banking restrictions timeline
2 types of accounts are available, resident and non-resident.
Local registration and an Italian ID card are required to open the resident account.
Some nationalities may encounter further difficulties.
National holidays
Country-Specific Nuances
Car imports are challenging. We would recommend against it.
We also recommend assignees to:
- accept the first doctor that the health office assigns.
- be cautious about purchasing or importing electric cars. There's no proper infrastructure yet.
The Netherlands
News
Temporary Housing
Local Immigration
For non-EU citizens staying less than 4 months and registering as non-resident (RNI), there are 2 places to register: Breda and Venlo.
Delays due to unsolved cases from the summer and additional workload linked to the EU Pact on Migration and Asylum (since 12 June 2026):
- 8–10 weeks for new applications
- Up to 3 months for extensions
- Additional documents = further delays
Employers must comply with the salary thresholds for their employees so that they are eligible for a visa (HSM and Blue Card).
Postal delays are increasingly affecting the delivery of IND and Tax Authority correspondence. Important letters, such as residence permit approvals or 30% ruling decisions, may arrive late or not at all. Clients should rely on digital portals and follow up proactively.
The ripple effects:
- Delayed employee start dates
- Disrupted onboarding plans
- Uncertainty around work authorisation
- Pressure on business travel and assignment timelines
In-demand locations
The Randstad is the most demanding, urbanised and economically significant region in the Netherlands, with 4 major cities: Amsterdam, Rotterdam, The Hague (Den Haag), Utrecht.
Outside the region, Eindhoven (tech and innovation hub) is also a desirable location.
Surrounding suburbs and smaller cities are showing growing demand due to difficult housing situation in large cities e.g. Amstelveen, Delft, Leiden, Haarlem, Hilversum, Almere.
Standard 12-month fixed and then indefinite with one calendar month cancellation policy.
Lease durations
Permanent Housing
Pet acceptance
Landlord dependent
International school application dates
Banking restrictions timeline
BSN number, proof of identity and employment, and local address are most necessary to provide.
In general, it is an easy process with possibilities to open bank account in-person or online via mobile application.
Non-EU citizens must have approved immigration to set up bank account. In case of some nationalities additional checks and specific documentation are required.
National holidays
Country-Specific Nuances
The sooner the initiation the best.
Work with a local broker (in specific regions): Brokers are valuable in sourcing properties. Broker fees (typically one month’s rent + 21% VAT) must be covered by the employee or employer.
Documentation: Employees should prepare an introduction letter, photo, work contract.
Tips for success:
- Flexible and available for viewings.
- Quick decisions to secure properties.
- Budget for overbidding, as it’s common.
- Expanding search to surrounding areas/towns if on a lower budget.
- Consider semi-furnished properties for more options.
- Prepare for additional checks if applying for investment housing (e.g. salary slips and employment statement from the employer).
Switzerland
News
Temporary Housing
Local Immigration
The Swiss population initiative was rejected by voters in June 2026, meaning that Switzerland’s existing relationship with EU free movement remains unchanged.
Zurich & Zug have started to require 90-day minimum stay or unlimited housing contract.
Recommended solutions: Book 3-month temp housing or Unlimited contract with 2-week exit clause.
As the Swiss population initiative was rejected, this means:
- No disruption to current EU/EFTA mobility arrangements
- Corporate mobility programmes can continue planning under existing frameworks
- Avoided potential uncertainty around future hiring and relocation of EU nationals
In 15 out of 26 cantons, the rents offered fell in July, whereas the opposite usually happens, notes the real estate platform Homegate.
In-demand locations
Extreme rental pressure in Geneva, Zurich and Zug.
Housing market data published during the period show very low vacancy levels, with Geneva remaining among the most constrained housing markets in Switzerland.
Vacancy rates below 1% continue across many cantons, while Geneva, Zug and Zurich remain particularly difficult markets for relocating employees.
For properties where it is difficult to find tenants, some landlords are waiving the requirement to pay three months' rent in advance. This practice is growing and surprising experts and should be treated with caution.
Lease durations
Permanent Housing
Pet acceptance
Dogs (especially large ones) not always accepted by landlords.
International school application dates
Rolling throughout the academic year but places can be limited.
Local School
According to UBS, Ukrainian nationals must also have their permit to be able to open a bank account.
National holidays
Country-Specific Nuances
Quick decision-making for housing is key. Only apply for the properties considered a serious option in order to avoid upsetting the real-estate agencies.
Many things in Switzerland are Canton-specific: immigration process, rental rules and practices can be different depending on the canton.
Switzerland has four national languages, the language/s spoken depends on the Canton.
United Kingdom
News
Temporary Housing
Local Immigration
Availability remains good across key UK locations. However, London rents continues to be significantly higher.
Early booking recommended for larger apartments and family accommodation, where choice is more limited.
Visa processing times remain broadly stable (4–12 weeks), although processing times can vary significantly depending on visa category and country of application.
EU business travellers must now complete an ETA (Electronic Travel Authorisation) when entering the UK.
Rental market competition is increasing, with available stock declining and demand remaining strong.
London remains very competitive, making realistic budgets and flexibility on criteria important during a home search.
In-demand locations
London continues to see the highest demand. Well-connected locations outside of London are popular, particularly for families looking to be close to school options.
Following the Renter’s Rights Act, most new private tenancies in England are periodic rather than set for a fixed term.
Tenants can end tenancies by providing a two months' notice, which gives relocating employees more flexibility if assignment circumstances change.
Scotland similarly has periodic tenancies with no tenancy end date.
Company tenancies and high-value tenancies can still be for fixed periods. In these situations, 12 months remains the standard duration.
Lease durations
Permanent Housing
Pet acceptance
Demand for pet-friendly accommodation continues to exceed supply in some locations, and employees relocating with pets should allow additional search time and budget flexibility.
International school application dates
Rolling throughout the year, check for local state schools.
Local School
Banking restrictions timeline
National holidays
Right to rent checks: All adult occupiers must demonstrate their legal right to rent in the UK before a tenancy can commence. Checks are commonly completed using digital verification systems (share code).
Referencing Requirements: Comprehensive referencing remains standard practice, including affordability assessments, employment verification, previous landlord references and identity checks. International assignees may be required to provide additional documentation where UK credit history is limited.
Regional variation: the experience of renting can be different across the country.
Guarantors: Where assignees have recently arrived in the UK or cannot satisfy standard affordability requirements, landlords may request a UK-based guarantors as part of the tenancy agreement process. There are guarantor companies who can support assignees with this where required.
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These Terms as well as our code of business ethics, our data protection policy and our anti-bribery policy can be found on our website.
Reach out to Benoit Meyer, Sales Director Packimpex Ltd., to understand how these updates may affect your relocation projects.
Do you need more insight?
The new school year starts between beginning of August and middle of September, depending on the state. This is subject to change every year. Some states coordinate to avoid overlap, but families need to consider this when planning vacations.
The German public school system is very good although foreign language support can vary between schools and location. A German address is required to access the public school system.
Local Kindergarten availability is low, with lengthy waiting lists (6+ months) in some locations.
Fees and subsidisation vary per state and location.
Children are allocated to local schools based on catchment area. Private schools in Ireland are popular and are approximately €6000 per annum on average.
Rolling throughout the academic year.
Local School
Due to continued immigration and placement in local school system, there's high demand + long waiting lists for TaalKlass (classes for international children to help them integrate into the Dutch public school system).
Public school search is only possible once permanent housing is secured. Local schools can accept 4-5 yo children directly without an integration class.
First, reach out to school nearest to the permanent address.
The school year starts mid-August with an autumn holiday following end of September/ start of October (depending on the canton). Children are allocated the school in their neighbourhood based on catchment area.
In England state schools are often oversubscribed, with places allocated based on space.
Provision in schools for children with Special Educational Needs (SEN) is variable, and the process of placing children with SEN can take significantly longer.
New Cross-Border Worker Rules (effective 17 August 2026):
EU citizens working in Belgium while living abroad no longer need to register with the municipality and will no longer receive Annex 15.
Non-EU nationals residing in France, Netherlands, Germany or Luxembourg must apply for a new Annex 64 instead of Annex 15.
Annex 64 grants the right to enter/leave Belgium for work but does not create residence rights.
Existing Annex 15 holders benefit from a 12‑month transition period.
Applications require passport, foreign residence permit, declaration of residence abroad and proof of professional activity.
Long-Stay Visa (D Visa) Fee Increase
From 1 July 2026, the fee for Belgian long-stay visa (D visa) applications increased to €250.
Flanders – Additional Single Permit Fee
Starting September 1st, there is an additional €180 charge per Single Permit application.
Local Immigration
All main Italian cities are in demand, especially Milan, Rome, Parma, Genoa, Verona main areas.
Banking restrictions timeline
As rent prices are rising sharply, renting is now becoming more expensive than buying. The average monthly price is almost €1,900.
This means that the year-on-year increase of 7.3% is rising faster than house prices and inflation.
Because many landlords require 3x gross monthly rent, the required gross income is €5,676 per month, which excludes a growing group of middle-income households and shifts supply towards wealthier expats or dual-income households.
Affordable rentals are disappearing: only 21.4% of available homes were in the €1,228–€1,500 range. They comprise 34.5% of all demand, which makes the cheapest private rentals massively oversubscribed.
NO pets in temporary housing.
Landlords can't ban pets outright but they can choose a tenant that doesn't have a pet. In a competitive market it makes an application less appealing.
Belgium has raised the income thresholds for non-EU migrants relocating with their families. In particular, family members of Single Permit holders earning under €5,000 gross per month will no longer automatically receive visas from Belgian embassies.
These cases are now handled by the Immigration Office, leading to significantly longer processing times.
IMPORTANT! You need to register your car before entering Brussels.
High-risk countries (listed by each financial institution) nationals may be subject to stricter limitations.
Other than that, non-EU nationals will need a D visa to open a bank account and EU nationals can open one with a passport, work and rental contract.
When timing is too tight, valid alternatives are: online banks like Revolut for bank account openings and Korfine for security deposits and home insurance.
The Amsterdam Dance Event (ADE) will be celebrating their 30th Anniversary from 21st to 25th October. Short-stay accommodation in Amsterdam will be impacted.
Temporary housing is expensive with the average price of one-bedroom units sitting at €3500/month.
We recommend 1-2 months of temporary accommodation due to tight rental market.
Depending on the country of origin and type of account required, an account can sometimes be opened prior to arrival in the UK.
When this is not possible, opening a bank account is a quick process. Packimpex can arrange for this to be done online in most cases.
Russian nationals are facing longer processing times & more extensive checks.
The Renters Rights Act has now been in effect in England since May 2026. This introduced significant changes to the private rental sector.
Check our detailed analysis and recommendations:
Special mention for school holidays:
There are differences between French-speaking schools and Dutch-speaking schools.
Brussels, Antwerp, Ghent, Leuven
Following Prinsjesdag 2026 (budget day) on 15 September, the Dutch government announced its 2027 plans, including labour market reforms (higher youth minimum wages and the phase-out of zero-hour contracts), support for innovation and start-ups, continued investment in housing and clean energy, and changes to business taxation and transport-related costs.
Country-Specific Nuances
BONUS: Read our analysis and guide for HRs and global mobility teams:
In some locations, availability increases, due to low season (outside of special events).
Fully serviced apartments can be challenging to find in remote locations.
Read our housing market updates and rental prices analysis here: