What are the price trends and forecasts in the Netherlands right now? (2026)

If you want to know what Dutch property prices look like right now and where they might be headed, you're in the right place.

We break down the latest numbers, neighborhood trends, and expert forecasts in plain language so you can make informed decisions without wading through confusing jargon.

We constantly update this blog post to reflect the most current data from official Dutch sources.

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.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the Netherlands. If you’d like to learn more about us, you can check our presentation page.

What are the current property price trends in the Netherlands as of 2026?

What is the average house price in the Netherlands as of 2026?

As of early 2026, the average house price in the Netherlands sits at approximately 505,000 euros, which translates to roughly 596,000 US dollars or around 505,000 euros, reflecting continued growth from the strong momentum seen throughout 2025.

When you look at the price per square meter, Dutch properties average about 4,850 euros per square meter (around 5,720 US dollars), though this varies significantly depending on whether you're looking at Amsterdam's city center or a smaller town in Groningen.

If you're wondering what most people actually pay, about 80% of property purchases in the Netherlands fall within a range of 300,000 to 850,000 euros (approximately 354,000 to 1,003,000 US dollars), with entry-level apartments in outer districts at the lower end and spacious family homes in desirable neighborhoods at the upper end.

How much have property prices increased in the Netherlands over the past 12 months?

Property prices in the Netherlands increased by approximately 6.5% over the past 12 months, bringing the market to new record highs after the strong recovery that began in 2024.

This growth wasn't uniform across all property types: terraced houses and semi-detached homes saw increases closer to 7-8%, while apartments experienced more modest growth of around 5-6% due to the extra supply coming from landlords selling their rental properties.

The single biggest factor behind this price movement was the persistent housing shortage, as the Netherlands still has a deficit of roughly 390,000 homes and new construction continues to lag behind household formation by about 18,000 units per year.

Which neighborhoods have the fastest rising property prices in the Netherlands as of 2026?

As of early 2026, the neighborhoods with the fastest rising property prices in the Netherlands are Merwede in Utrecht, Buiksloterham in Amsterdam-Noord, and Katendrecht in Rotterdam, all of which are benefiting from major urban transformation projects.

These top-performing neighborhoods are seeing annual price growth of approximately 8-10% for Merwede, 7-9% for Buiksloterham, and 7-8% for Katendrecht, which significantly outpaces the national average of around 6.5%.

The main demand driver is the combination of improved connectivity, new amenities, and relative affordability compared to established city centers, which makes these regeneration areas especially attractive to young professionals and families who have been priced out of traditional prime locations.

By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in the Netherlands.

We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which property types are increasing faster in value in the Netherlands as of 2026?

As of early 2026, the property types ranked by value appreciation in the Netherlands are: terraced houses and corner houses leading at 7-8% annual growth, followed by semi-detached homes at around 6-7%, detached houses at 5-7%, and apartments trailing at 5-6%.

The top-performing category, terraced houses with gardens, is appreciating at roughly 7.5% annually because families are competing fiercely for these properties in a market where only about 30% of transactions involve ground-level homes.

The main reason terraced and corner houses are outperforming is simple supply and demand: while landlords are flooding the market with apartments they no longer want to rent out, family homes with outdoor space remain stubbornly scarce and are in constant demand from growing households.

Finally, if you're interested in a specific property type, you will find our latest analyses here:

• How much do properties cost in the Netherlands?
• How much should you pay for a house in the Netherlands?
• How much should you pay for lands in the Netherlands?

What is driving property prices up or down in the Netherlands as of 2026?

As of early 2026, the top three factors driving property prices in the Netherlands are the structural housing shortage of nearly 390,000 homes, strong wage growth that increased household borrowing capacity, and the ongoing sell-off of rental properties by landlords responding to new regulations.

The single factor with the strongest upward pressure remains the housing shortage, as the Netherlands adds roughly 67,000 new homes per year while forming about 85,000 new households, creating an imbalance that keeps pushing prices higher despite elevated mortgage rates.

If you want to understand these factors at a deeper level, you can read our latest property market analysis about the Netherlands here.

What is the property price forecast for the Netherlands in 2026?

How much are property prices expected to increase in the Netherlands in 2026?

As of early 2026, property prices in the Netherlands are expected to increase by approximately 4% over the course of the year, marking a slowdown from the roughly 8% growth seen in 2025.

The range of forecasts from different analysts spans from 3% (ABN AMRO's conservative estimate) to 5.5% (Rabobank's more optimistic view), with most major Dutch banks clustering around the 4-5% mark.

The main assumption underlying most of these forecasts is that the housing shortage will persist because new construction won't reach the government's 100,000 homes per year target until at least 2027, while mortgage rates are expected to remain relatively stable throughout the year.

We go deeper and try to understand how solid are these forecasts in our pack covering the property market in the Netherlands.

Which neighborhoods will see the highest price growth in the Netherlands in 2026?

As of early 2026, the neighborhoods expected to see the highest price growth in the Netherlands are Merwede and Leidsche Rijn in Utrecht, Buiksloterham in Amsterdam-Noord, Merwehaven/M4H in Rotterdam, and emerging areas in Groningen's Ebbingekwartier.

These top neighborhoods are projected to see price growth of 7-10% in 2026, compared to the national average of around 4%, with Utrecht's new districts leading the pack due to their combination of major housing delivery and strong job accessibility.

The primary catalyst is the convergence of infrastructure investment, large-scale housing development, and the migration of buyers from expensive city centers seeking better value, which creates a self-reinforcing cycle of demand and neighborhood improvement.

One emerging neighborhood that could surprise with higher-than-expected growth is Binckhorst in The Hague, where industrial land is being transformed into a mixed-use district at prices still well below comparable regeneration zones in Amsterdam and Rotterdam.

By the way, we've written a blog article detailing what are the current best areas to invest in property in the Netherlands.

What property types will appreciate the most in the Netherlands in 2026?

As of early 2026, terraced houses and corner houses are expected to appreciate the most in the Netherlands, followed closely by semi-detached homes, while apartments are likely to see more modest gains.

The projected appreciation for these top-performing property types is around 5-6% for the year, which exceeds the expected apartment appreciation of 3-4% by a meaningful margin.

The main demand trend driving this is the persistent preference among Dutch families for homes with gardens and private outdoor space, combined with the fact that these property types make up only about 30-35% of market supply while representing roughly 45% of buyer demand.

Apartments are expected to underperform because the ongoing "uitponden" phenomenon, where landlords sell off rental properties, is adding substantial apartment supply to the market and easing competition in that segment.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How will interest rates affect property prices in the Netherlands in 2026?

As of early 2026, current interest rate trends are expected to have a stabilizing rather than accelerating effect on Dutch property prices, as mortgage rates have largely stopped falling and are hovering around 3.4-3.8% for ten-year fixed loans.

The European Central Bank's deposit facility rate currently sits at around 2.75-3%, and most analysts expect Dutch mortgage rates to remain relatively flat throughout 2026, perhaps declining by half a percentage point at most.

A 1% change in interest rates typically affects property affordability in the Netherlands by roughly 10-12% in terms of maximum borrowing capacity, which means stable rates in 2026 should translate to steady demand rather than the surge seen when rates were dropping rapidly in 2024 and early 2025.

You can also read our latest update about mortgage and interest rates in The Netherlands.

What are the biggest risks for property prices in the Netherlands in 2026?

As of early 2026, the top three biggest risks for property prices in the Netherlands are an unexpected spike in mortgage rates driven by eurozone bond market volatility, a recession that weakens employment and household incomes, and policy changes that could further reduce landlord participation in the market.

The risk with the highest probability of materializing is a larger-than-expected wave of apartment sales from landlords exiting the market, which could temporarily depress prices in the apartment segment while creating localized oversupply in major cities like Amsterdam and Rotterdam.

We actually cover all these risks and their likelihoods in our pack about the real estate market in the Netherlands.

Is it a good time to buy a rental property in the Netherlands in 2026?

As of early 2026, buying a rental property in the Netherlands makes sense only if you're prepared to hold for the long term and you're highly selective about location, property type, and energy efficiency, as the regulatory environment has fundamentally changed the investment landscape.

The strongest argument in favor of buying now is that prices are still expected to rise around 4% in 2026, meaning waiting could cost you more, and the flood of former rental properties hitting the market creates opportunities to negotiate better deals than in previous years.

The strongest argument for waiting is that new regulations like the Affordable Rent Act have compressed rental yields, and until the market fully adjusts to these rules, there's risk that further policy changes could squeeze returns even more.

If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in the Netherlands.

You'll also find a dedicated document about this specific question in our pack about real estate in the Netherlands.

Where will property prices be in 5 years in the Netherlands?

What is the 5-year property price forecast for the Netherlands as of 2026?

As of early 2026, cumulative property price growth in the Netherlands over the next 5 years is expected to reach approximately 20-25%, bringing the average home price from around 505,000 euros today to roughly 610,000-630,000 euros by January 2031.

The range of 5-year forecasts spans from a conservative 15% (if interest rates rise significantly or a recession hits) to an optimistic 30% (if supply shortages persist and wage growth remains strong), with most analysts clustering around the 22% mark.

This translates to a projected average annual appreciation rate of roughly 4% per year over the next 5 years, which represents a normalization from the volatile swings of recent years toward more sustainable long-term growth.

The key assumption most forecasters rely on is that the housing shortage will remain significant through 2030 because even with government efforts, new construction will not close the gap between supply and demand for at least another decade.

Which areas in the Netherlands will have the best price growth over the next 5 years?

The top three areas expected to have the best price growth in the Netherlands over the next 5 years are the Utrecht metropolitan region (including Merwede, Leidsche Rijn, and nearby commuter towns like Houten and Bunnik), Rotterdam's transformation zones (Merwehaven/M4H and Katendrecht), and the Eindhoven tech corridor (particularly Strijp-S and surrounding neighborhoods).

These top-performing areas are projected to see cumulative price growth of 30-40% over the next 5 years, compared to the national average of around 22%, driven by major infrastructure and housing investments that are already underway.

This differs from the shorter 2026 forecast because the 5-year view rewards areas where transformation projects will reach completion and maturity, rather than just early-stage regeneration zones that might face construction delays or teething problems.

The currently undervalued area with the best potential for outperformance over 5 years is Groningen, where price levels remain well below the national average but strong university employment, improving connectivity, and quality of life are attracting both young professionals and families priced out of the Randstad.

What property type will give the best return in the Netherlands over 5 years as of 2026?

As of early 2026, terraced houses and semi-detached homes in strong-demand regions are expected to give the best total return over 5 years in the Netherlands, combining solid price appreciation with stable rental potential if you choose to let them.

The projected 5-year total return for these top-performing property types is approximately 35-45% when you combine expected price appreciation of 25-30% with cumulative rental income potential of 10-15%, assuming competent management and good locations.

The main structural trend favoring this property type is the chronic undersupply of family-sized homes with gardens, which will persist because most new construction focuses on higher-density apartment buildings to meet government housing targets efficiently.

For investors seeking the best balance of return and lower risk over 5 years, energy-efficient apartments in well-connected secondary cities like Utrecht, Eindhoven, or Groningen offer more stable cash flows and easier management, even if total returns are slightly lower than family homes.

How will new infrastructure projects affect property prices in the Netherlands over 5 years?

The top three major infrastructure projects expected to impact property prices in the Netherlands over the next 5 years are the A10 Zuid/Zuidasdok improvement around Amsterdam's business district, the Noord/Zuidlijn metro extension in Amsterdam, and the major housing developments at Utrecht Merwede and Rotterdam Merwehaven.

Properties near completed infrastructure projects in the Netherlands typically command a price premium of 5-15% compared to similar homes further from transport hubs, with the largest premiums found within a 10-minute walk of new metro stations or major transit interchanges.

The specific neighborhoods that will benefit most from these infrastructure developments include Amsterdam-Zuid and Amsterdam-Noord (from Zuidasdok and metro improvements), Utrecht Merwede and Leidsche Rijn (from the massive new housing district with integrated transit), and Rotterdam-West near Merwehaven as the port-to-city transformation progresses.

How will population growth and other factors impact property values in the Netherlands in 5 years?

The Netherlands is projected to add approximately 400,000-500,000 people over the next 5 years through a combination of natural growth and migration, which translates to roughly 200,000-250,000 new households competing for housing and putting sustained upward pressure on prices.

The demographic shift with the strongest influence on property demand in the Netherlands is the continued growth of single-person households, which are expected to account for about 70% of new household formation and will drive demand for compact, well-located apartments and small terraced homes.

Migration patterns, both domestic movement from expensive cities to affordable suburbs and international arrivals of expats and skilled workers, are expected to concentrate housing demand in the Utrecht region, Eindhoven's tech corridor, and affordable Randstad-adjacent towns, pushing prices higher in these areas than the national average.

Family homes in commuter towns within 30 minutes of Amsterdam, Utrecht, and Eindhoven will benefit most from these demographic trends, as young families increasingly accept longer commutes in exchange for more space and lower prices per square meter.

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 is the 10 year property price outlook in the Netherlands?

What is the 10-year property price prediction for the Netherlands as of 2026?

As of early 2026, cumulative property price growth in the Netherlands over the next 10 years is expected to reach approximately 45-55%, which would bring the average home price from around 505,000 euros today to roughly 730,000-780,000 euros by January 2036.

The range of 10-year forecasts spans from a conservative 30% (if significant new supply materializes and population growth slows) to an optimistic 70% (if shortages persist and incomes grow strongly), reflecting the substantial uncertainty inherent in long-term predictions.

This translates to a projected average annual appreciation rate of roughly 4-5% per year over the next decade, which is consistent with the Netherlands' long-term historical average when you exclude the exceptional boom and bust cycles.

The biggest uncertainty factor in making 10-year property price predictions for the Netherlands is government policy, as changes to mortgage interest deductions, rental regulations, or building permits could fundamentally alter the supply-demand balance in ways that are impossible to predict with confidence.

What long-term economic factors will shape property prices in the Netherlands?

The top three long-term economic factors that will shape property prices in the Netherlands over the next decade are the pace of housing construction relative to household formation, the trajectory of Dutch wages and household incomes, and the long-term direction of European interest rates set by the ECB.

The single long-term factor with the most positive impact on property values will be the persistent housing shortage, as even with optimistic construction scenarios, the Netherlands is unlikely to fully close the gap between supply and demand before 2035, which creates a structural floor under prices.

The single long-term factor posing the greatest structural risk to property values is a sustained period of high interest rates, which would reduce borrowing capacity, cool demand, and could lead to price corrections in segments that have become detached from underlying economic fundamentals.

You'll also find a much more detailed analysis in our pack about real estate 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 it's authoritative	How we used it
Statistics Netherlands (CBS)	The Netherlands' official statistics agency and primary source for quality-adjusted housing data.	We used CBS data to anchor the "true" price trend because it corrects for quality differences between homes sold. We cross-checked all national figures against this baseline.
Kadaster (Land Registry)	The official Dutch land registry with transaction-level data on every property sale.	We used Kadaster for the latest year-on-year and month-on-month price changes near our January 2026 date. We also used transaction counts to describe market activity levels.
De Nederlandsche Bank (DNB)	The Dutch central bank whose housing forecasts are used in policy and financial planning.	We used DNB's 2026 forecast as our baseline for the forecast sections. We then triangulated it with major-bank housing monitors to build our estimates.
ABN AMRO	A major Dutch bank with a long-running, transparent housing market monitor.	We used ABN AMRO's 2026 forecast as an independent view alongside DNB. We also used their regional analysis to identify which areas may lead or lag.
Rabobank	A major Dutch bank with detailed quarterly housing market reports and regional breakdowns.	We used Rabobank's quarterly analysis to validate transaction trends and understand the "uitponden" phenomenon. Their regional forecasts informed our area-specific predictions.
NVM (Dutch Association of Real Estate Agents)	The largest Dutch real estate agents' association with widely cited transaction-based statistics.	We used NVM data to explain why different property types move differently. We also used their methodology notes to understand how averages are constructed.
Metafoor RO	A recognized Dutch research consultancy that compiles housing indicators from primary sources.	We used Metafoor for national price-per-square-meter benchmarks and property type breakdowns. We only cited figures directly attributed to NVM/Kadaster datasets.
CPB Netherlands Bureau for Economic Policy Analysis	The government's independent macro forecaster used in official budget planning.	We used CPB to frame the 2026 economic backdrop that feeds housing demand. We checked that our narrative matched their outlook on incomes and employment.
Volkshuisvesting Nederland	The official government housing portal explaining how the national shortage is calculated.	We used this to quantify the structural shortage as a key "why prices stay high" factor. We kept it simple and linked it to the supply-demand imbalance story.
Rijksoverheid (Dutch Government)	Central government statements on housing construction policy and official targets.	We used this to explain the supply pipeline and why new supply helps but takes time. We referenced the 100,000 homes per year target in our forecast discussions.
European Central Bank (ECB)	The ECB sets euro-area policy rates that directly influence Dutch mortgage pricing.	We used ECB data as the upstream driver for mortgage rates. We translated policy rate changes into practical impacts on borrowing power and demand.
Rijkswaterstaat	The national road and water infrastructure agency with official project documentation.	We used this as a concrete example of infrastructure that shifts accessibility and local desirability. We connected major projects to neighborhood-level price impacts.
Gemeente Utrecht	Official municipal announcements for major housing projects in the Netherlands' fastest-growing city.	We used Merwede as a real, near-term supply example. We connected municipal projects to neighborhood-level momentum and area recommendations.
Gemeente Rotterdam	Official city information describing major redevelopment programs and housing plans.	We used this to illustrate how port-area regeneration changes neighborhood price trajectories. We kept it practical by explaining what changes and why buyers care.
Amsterdam Open Research (Haven-Stad)	City of Amsterdam research repository documenting major strategic development programs.	We used this for the long-horizon supply and transformation story in Amsterdam's west/north waterfront. We treat it as directional for the 5-10 year view.
Global Property Guide	Independent international property research with standardized cross-country comparisons.	We used this to validate our price history analysis and compare Dutch market performance to international benchmarks.
CBS Population Forecasts	Official Dutch government projections for future population and household growth.	We used demographic forecasts to support our long-term price predictions. We connected population growth to housing demand in different regions.