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In this article, we look at the current housing prices in the Netherlands in 2026, using the latest data available as of June 2026.
We keep this blog post updated because Dutch residential property prices change quickly, especially in Amsterdam, Utrecht, The Hague, Rotterdam and Eindhoven.
You will find simple numbers for average prices, price per square metre, neighborhood ranges, buyer costs and what different budgets can buy in the Netherlands.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in the Netherlands.
Insights
- The Dutch housing market in 2026 is almost a €485,000 median market, which means many normal buyers need more than half a million euros once fees are included.
- In the Netherlands in 2026, apartments have the highest price per square metre, even though detached homes usually have the highest total purchase price.
- Dutch homes were selling about 3.7% above the last asking price in Q1 2026, so the listed price was often not the final price paid by the buyer.
- A €500,000 home in the Netherlands can easily become a €565,000 to €630,000 total project after buyer costs and realistic renovation work.
- Amsterdam Centrum and Amsterdam Zuid remain the clearest premium areas, with many good properties above €9,000 per square metre in 2026.
- Rotterdam Zuid, Heerlen, parts of Enschede and some northern cities still offer the most realistic entry points for individual buyers.
- New-build homes in the Netherlands are usually 8% to 15% more expensive than comparable existing homes, partly because they are more energy-efficient.
- The Dutch market is still expensive because extra supply from former rental homes has not been enough to fix the structural housing shortage.
- For a foreign buyer, the most useful simple rule is purchase price plus 5% to 6% buyer costs, plus renovation if the home is older.
What is the average housing price in the Netherlands in 2026?
The median housing price in the Netherlands is usually more useful than the average because it shows the middle of the market and is less distorted by very expensive Amsterdam apartments, luxury villas and large family homes.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked in June 2026.
In 2026, the median housing price in the Netherlands is about €485,000, which is about $561,000, and the local currency amount is the same as the euro amount because the Netherlands uses the euro. The average housing price in the Netherlands in 2026 is about €486,000, which is about $563,000, based on the latest CBS and Kadaster purchase price data available by June 2026.
For 80% of normal residential properties in the Netherlands in 2026, a realistic price range is about €275,000 to €950,000, or about $318,000 to $1,099,000.
A realistic entry range in the Netherlands in 2026 is about €180,000 to €300,000, or about $208,000 to $347,000, which can buy an older compact apartment in Rotterdam Zuid, Heerlen, Leeuwarden, Enschede or parts of Groningen.
A typical luxury property in the Netherlands in 2026 is usually in the €1,200,000 to €3,500,000 range, or about $1,389,000 to $4,051,000, which can buy a canal apartment in Amsterdam Centrum, a large home in Utrecht Oost, or a detached villa in Wassenaar, Bloemendaal or the Gooi.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the Netherlands.
Are the Netherlands property listing prices close to the actual sale price in 2026?
In the Netherlands in 2026, residential properties were selling for about 3.5% to 4.0% above the last asking price, with NVM reporting a national gap of about 3.7% in Q1 2026.
This happened because Dutch housing supply was still tight, especially for apartments and terraced homes in large cities and commuter towns. The gap varied the most for detached homes, which were closer to asking price because the total purchase price is higher and the buyer pool is smaller.
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What is the price per sq m or per sq ft for properties in the Netherlands in 2026?
As of 2026, the median housing price per square metre in the Netherlands is about €4,651 per sqm, or about $5,383 per sqm, which is about €432 per sqft or $500 per sqft. The average housing price per square metre in the Netherlands is estimated at about €4,700 per sqm, or about $5,439 per sqm, which is about €437 per sqft or $505 per sqft.
Apartments have the highest price per sqm in the Netherlands in 2026, often around €5,456 per sqm, while semi-detached and mid-terrace houses are usually lower because they have more space outside the most central urban areas.
The highest price per sqm in the Netherlands in 2026 is usually found in Amsterdam Centrum, Amsterdam Zuid, the Jordaan, De Pijp, Wassenaar and Bloemendaal, where good homes can range from about €8,000 to more than €13,000 per sqm. The lowest realistic ranges are found in places such as Rotterdam Zuid, Heerlen, parts of Enschede, Leeuwarden and Almere Buiten, where older homes can range from about €2,300 to €3,800 per sqm.
How have property prices evolved in the Netherlands?
Compared with one year earlier, housing prices in the Netherlands in 2026 were about 4% to 5% higher, which is roughly €20,000 to €25,000 more on a typical home. Prices kept rising because wages supported borrowing capacity and the housing shortage was still strong.
Compared with two years earlier, property prices in the Netherlands in 2026 were clearly higher because the market recovered after the 2022 and 2023 interest-rate shock. More former rental homes came up for sale, but the extra listings did not create enough supply to make Dutch homes cheap again.
By the way, we’ve written a blog article detailing the latest updates on property price variations in The Netherlands.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in the Netherlands.
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How do prices vary by housing type in the Netherlands in 2026?
In the Netherlands in 2026, apartments represent about 35% of residential transactions, mid-terrace houses about 26%, end-terrace houses about 13%, semi-detached houses about 14%, and detached houses about 12%, because Dutch cities have many apartments while family markets are often built around terraced homes.
As of 2026, a typical apartment in the Netherlands costs about €393,000, or $455,000, while a mid-terrace house costs about €459,000, or $531,000. An end-terrace house is around €485,000, or $561,000, a semi-detached house is around €541,000, or $626,000, and a detached house is around €731,000, or $846,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in the Netherlands?
- How much should you pay for lands in the Netherlands?
How do property prices compare between existing and new homes in the Netherlands in 2026?
In the Netherlands in 2026, a new-build home usually costs about 8% to 15% more than a comparable existing home.
This premium exists because new homes are usually more energy-efficient, need less short-term maintenance and are often sold with a different cost structure, while older homes may still require upgrades after purchase.
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How do property prices vary by neighborhood in the Netherlands in 2026?
Amsterdam Zuid and De Pijp are among the most expensive expat areas in the Netherlands, with many apartments and renovated family flats in the €700,000 to €1,300,000 range, or about $810,000 to $1,505,000. Prices are high because these areas combine international schools, offices, restaurants, strong transport and strong resale demand.
The Hague Statenkwartier and Archipelbuurt are premium family and international areas, with townhouses and apartments often priced between €650,000 and €1,300,000, or about $752,000 to $1,505,000. These neighborhoods are expensive because of embassies, international schools, large homes and access to the beach.
Eindhoven Strijp and Meerhoven are popular with tech workers, with many apartments, newer family houses and efficient modern homes in the €450,000 to €800,000 range, or about $521,000 to $926,000. Demand is supported by the Eindhoven tech ecosystem, ASML-related employment and airport access.
You will find a much more detailed analysis by areas in our property pack about the Netherlands. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in the Netherlands | Market label | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Amsterdam Centrum | Prime and luxury | €700k to €1.8m, or $810k to $2.08m | €9,500 to €13,000, or $10,994 to $15,045 | €883 to €1,208, or $1,021 to $1,398 |
| Amsterdam Zuid | Expat and premium | €650k to €1.6m, or $752k to $1.85m | €8,500 to €12,000, or $9,837 to $13,888 | €790 to €1,115, or $914 to $1,290 |
| Amsterdam West | Popular and urban | €525k to €950k, or $608k to $1.10m | €7,500 to €10,000, or $8,680 to $11,573 | €697 to €929, or $806 to $1,075 |
| Amsterdam Noord | Value and growth | €400k to €800k, or $463k to $926k | €5,800 to €8,000, or $6,713 to $9,258 | €539 to €743, or $624 to $860 |
| Rotterdam Kralingen | Premium and family | €425k to €950k, or $492k to $1.10m | €4,500 to €6,500, or $5,208 to $7,527 | €418 to €604, or $484 to $699 |
| Rotterdam Zuid | Entry and value | €180k to €375k, or $208k to $434k | €2,500 to €3,800, or $2,893 to $4,398 | €232 to €353, or $269 to $409 |
| The Hague Statenkwartier | International and family | €600k to €1.3m, or $694k to $1.50m | €5,500 to €8,000, or $6,365 to $9,258 | €511 to €743, or $591 to $860 |
| The Hague Bezuidenhout | Commute and expat | €425k to €850k, or $492k to $984k | €4,500 to €6,500, or $5,208 to $7,527 | €418 to €604, or $484 to $699 |
| Utrecht Leidsche Rijn | Family and newish | €450k to €800k, or $521k to $926k | €4,800 to €6,500, or $5,555 to $7,527 | €446 to €604, or $516 to $699 |
| Utrecht Oost | Premium and university | €600k to €1.2m, or $694k to $1.39m | €6,000 to €8,500, or $6,944 to $9,837 | €557 to €790, or $645 to $914 |
| Eindhoven Strijp | Tech and urban | €350k to €700k, or $405k to $810k | €4,000 to €5,800, or $4,629 to $6,713 | €372 to €539, or $430 to $624 |
| Haarlem Centrum | Amsterdam alternative | €550k to €1.1m, or $636k to $1.27m | €6,000 to €8,500, or $6,944 to $9,837 | €557 to €790, or $645 to $914 |
How much more do you pay for properties in the Netherlands when you include renovation work, taxes, and fees?
In the Netherlands in 2026, a normal owner-occupier should usually add about 5% to 6% for buyer costs, or about 8% to 20% if the home also needs light to medium renovation work.
For a property bought around $200,000, which is about €173,000, buyer costs alone can add about €9,000 to €10,000, or about $10,000 to $12,000. With light renovation, the total extra budget can move closer to €14,000 to €21,000, or about $16,000 to $24,000, so the full project can easily approach $216,000 to $224,000.
For a property bought around $500,000, which is about €432,000, buyer costs alone can add about €22,000 to €26,000, or about $25,000 to $30,000. With light to medium renovation, the extra budget can become about €35,000 to €86,000, or about $41,000 to $100,000, so the full project can reach about $541,000 to $600,000.
For a property bought around $1,000,000, which is about €864,000, buyer costs alone can add about €43,000 to €52,000, or about $50,000 to $60,000. With light to medium renovation, the extra budget can become about €69,000 to €173,000, or about $80,000 to $200,000, so the full project can reach about $1.08 million to $1.20 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in The Netherlands.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the Netherlands
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer tax for owner-occupiers | Tax | Usually 2% of the purchase price for a main residence. On a €500,000 home, this is about €10,000, or about $11,600. |
| First-time buyer transfer tax | Tax exemption | 0% if the buyer is 18 to 35, buys a main residence for the first time, and stays under the 2026 threshold of €555,000. This can save up to about €11,100, or about $12,800, on a home at the threshold. |
| Notary transfer deed | Legal fee | Usually about €800 to €1,800, or about $926 to $2,083. This pays for the legal transfer of ownership. |
| Mortgage advice and arrangement | Financing fee | Usually about €2,000 to €4,000, or about $2,315 to $4,629. This is common when a buyer uses a Dutch mortgage adviser or lender process. |
| Valuation report | Financing fee | Usually about €600 to €1,000, or about $694 to $1,157. Lenders often require this before approving the mortgage. |
| Building survey | Due diligence | Usually about €400 to €900, or about $463 to $1,042. This is useful for older Dutch homes, especially if roof, foundation or energy work may be needed. |
| Buyer’s broker | Agency fee | Often 1% to 1.5% of the purchase price, or a fixed fee. On a €500,000 home, 1% is €5,000, or about $5,800. |
| Light renovation | Renovation | Usually about €300 to €700 per sqm, or about $347 to $810 per sqm. This can cover paint, floors, light kitchen updates and basic improvements. |
| Medium renovation | Renovation | Usually about €800 to €1,500 per sqm, or about $926 to $1,736 per sqm. This can include a new kitchen, bathrooms, layout work and better finishes. |
| Heavy renovation or energy upgrade | Renovation | Often €1,500 to €2,500 or more per sqm, or about $1,736 to $2,893 or more per sqm. This can include insulation, windows, heating systems and structural work. |
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in the Netherlands in 2026 with different budgets?
With $100,000 in the Netherlands in 2026, which is about €86,000, there is almost no normal owner-occupied residential market, although a buyer might find a garage, a storage unit, a rare auction-risk studio, or use the money as a renovation budget.
With $200,000 in the Netherlands in 2026, which is about €173,000, a buyer may find a 35 to 45 sqm older apartment in Heerlen, a compact apartment in Kerkrade, or a very small studio in a weaker regional market, almost always as an existing home.
With $300,000 in the Netherlands in 2026, which is about €259,000, a buyer may find a 50 to 65 sqm existing apartment in Rotterdam Zuid, a 55 to 70 sqm apartment in Enschede, or a small terraced house in Limburg needing upgrades.
With $500,000 in the Netherlands in 2026, which is about €432,000, a buyer may find a 65 to 75 sqm existing apartment near The Hague Bezuidenhout, a 75 to 90 sqm apartment in Eindhoven Strijp or Woensel, or a small terraced family house in Almere or Tilburg.
With $1,000,000 in the Netherlands in 2026, which is about €864,000, a buyer may find a 90 to 110 sqm apartment in Amsterdam West, a 120 to 150 sqm existing family house in Utrecht Leidsche Rijn, or a 150 to 180 sqm semi-detached house in Eindhoven or Breda.
With $2,000,000 in the Netherlands in 2026, which is about €1,728,000, a buyer is in the upper market and may find a 140 to 180 sqm premium apartment in Amsterdam Zuid or Centrum, a large townhouse in The Hague Statenkwartier, or a detached villa in Wassenaar, Bloemendaal or the Gooi.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in The Netherlands.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about the Netherlands, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why we trust it | How we used it |
|---|---|---|
| CBS and Kadaster existing home purchase prices | This is the official Dutch transaction-based house price series. | We used it as the main anchor for the average housing price in the Netherlands in 2026. We relied on the April 2026 figure because it was the latest definitive monthly figure available by June 2026. |
| NVM Dutch property market Q1 2026 | NVM is the main Dutch real estate agents’ association and publishes detailed market data. | We used it for the median transaction price, price per sqm and the asking-price to selling-price gap. We treated it as market evidence, not as the official national price index. |
| CBS existing homes by type of dwelling | This is the official CBS and Kadaster breakdown by housing type. | We used it to check how apartments, terraced homes, semi-detached homes and detached homes moved differently. We also used it to explain why apartments can cost more per sqm but less in total. |
| CBS existing homes by region | This is the official regional house price index for the Netherlands. | We used it to compare national growth with regional markets. We used this source to avoid drawing conclusions only from listing portals. |
| CBS house prices for new and existing dwellings | This official CBS series compares new and existing homes purchased by households. | We used it to estimate the new-build premium in the Netherlands in 2026. We cross-checked it with NVM because new-build transactions can be uneven from quarter to quarter. |
| Government.nl real estate transfer tax rates | This is the official Dutch government source for transfer tax rules. | We used it for the 2% owner-occupier transfer tax. We also used it for the 2026 first-time-buyer exemption threshold of €555,000. |
| ABN AMRO purchasing costs in 2026 | ABN AMRO is a major Dutch mortgage lender and gives practical buyer-cost guidance. | We used it to estimate total buyer costs at around 5% to 6% for existing homes. We separated renovation from legal and financing costs because renovation is not a closing cost. |
| ECB EUR/USD reference rate | The European Central Bank is the official source for euro reference exchange rates. | We used the ECB rate of €1 = $1.1573 from 9 June 2026. We rounded dollar amounts so the article remains easy to read. |
| Rabobank Dutch Housing Market Quarterly | Rabobank is one of the Netherlands’ largest mortgage lenders and publishes detailed market research. | We used it to understand why Dutch housing prices kept rising in 2025 and 2026. We did not use Rabobank as the main price source. |
| Makelaarsvereniging Amsterdam Q1 2026 update | MVA is the Amsterdam brokers’ association and gives local market commentary. | We used it to explain the Amsterdam split between premium areas and cheaper districts. We used it only for local color, not as a national benchmark. |
| CBS and Kadaster methodology for existing homes | The CBS methodology is based on Kadaster notary registrations and official Dutch statistical methods. | We used the methodology to make sure the national average was based on completed transactions. We avoided using asking prices as the main measure for the Netherlands housing market. |
| NVM Q1 2026 price per square metre data | NVM reports price-per-square-metre data from real estate agent transactions. | We used it to estimate the national median price per sqm and property-type differences. We then converted square metres into square feet for readers used to sqft. |
| NVM Q1 2026 asking versus selling price data | NVM tracks the gap between last asking prices and final selling prices. | We used it to estimate that Dutch homes sold around 3.7% above asking in Q1 2026. We explained that this gap can be smaller for detached homes and larger in competitive city segments. |
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