Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Thinking about buying property in Randstad in January 2026? You're not alone, and the stakes feel high when prices look this stretched.
This blog post breaks down the latest data on housing prices in Randstad, market signals, and what the numbers actually mean for buyers right now.
We keep this article constantly updated so you always have the freshest picture of the Randstad property market.
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 Randstad.
So, is now a good time?
Rather yes for owner-occupiers planning to stay at least 7 to 10 years, but rather no if you're looking to buy-to-let for rental yield.
The strongest signal is that the structural housing shortage in Randstad remains severe, with official forecasts from De Nederlandsche Bank still expecting price growth into 2026.
Another strong signal is that late-2025 CBS data showed prices rising over 6% year-on-year, so the market hasn't cooled despite high absolute prices.
Supporting this, the NHG mortgage guarantee limit rises to 470,000 euros in 2026, borrowing capacity is improving with wage growth, and new construction pipelines won't meaningfully add supply for years.
The best strategy is to target well-located apartments or family rowhouses near major transit hubs like Amsterdam Zuid, Utrecht Centraal, or Rotterdam Centraal, plan to live there long-term, and avoid buy-to-let unless you're prepared for tighter rent regulations under the Wet betaalbare huur.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property decisions.
Is it smart to buy now in Randstad, or should I wait as of 2026?
Do real estate prices look too high in Randstad as of 2026?
As of early 2026, property prices in Randstad are high in absolute euros, but official CBS data from late 2025 still showed year-on-year increases above 6%, which means fundamentals haven't triggered a correction yet.
One clear signal from listings data is that selling times remain short in popular segments, especially for apartments and rowhouses near major train stations, which suggests demand still outpaces supply despite stretched affordability.
Another useful indicator is the NVM tightness measure (krapte-indicator), which stays low, meaning buyers still have limited choices and sellers hold more leverage in most Randstad submarkets.
You can also read our latest update regarding the housing prices in Randstad.
Does a property price drop look likely in Randstad as of 2026?
As of early 2026, the likelihood of a meaningful property price decline in Randstad over the next 12 months is low, because De Nederlandsche Bank still expects continued (though slower) price growth and the structural housing shortage remains severe.
Our plausible range for Randstad property prices over the next year is roughly flat to up 5%, with downside limited to perhaps minus 5% only if a major economic shock hits.
The single most important macro factor that could increase odds of a price drop in Randstad is a sharp rise in mortgage rates, which would squeeze affordability further and dampen buyer demand.
However, with the ECB policy rate around 2% in late 2025 and no aggressive tightening expected, a rate shock looks unlikely, so downward pressure on Randstad prices remains muted for now.
Finally, please note that we cover the price trends for next year in our pack about the property market in Randstad.
Could property prices jump again in Randstad as of 2026?
As of early 2026, the likelihood of a renewed price surge in Randstad within the next 12 months is medium, because tight supply and improving borrowing capacity could push prices higher if rates stay stable.
Our plausible upside range for Randstad property prices over the next year is 4% to 8%, depending on how quickly wage growth feeds into higher allowable mortgages under Dutch norms.
The single biggest demand-side trigger that could drive Randstad prices to jump again is credit easing, specifically if Nibud's mortgage norms allow households to borrow more as wages rise, which directly boosts purchasing power.
Please also note that we regularly publish and update real estate price forecasts for Randstad here.
Are we in a buyer or a seller market in Randstad as of 2026?
As of early 2026, Randstad remains closer to a seller's market, because NVM's tightness indicator is still low (meaning limited choice for buyers) and well-priced homes sell quickly in popular segments.
The months-of-inventory in Randstad stays below balanced-market levels (typically under 4 months in many submarkets), which means buyers have less bargaining power and often face competition.
However, investor sell-offs ("uitponding") have slightly increased the share of smaller apartments for sale, so price reductions are appearing more often in that specific slice of the market.
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.
Are homes overpriced, or fairly priced in Randstad as of 2026?
Are homes overpriced versus rents or versus incomes in Randstad as of 2026?
As of early 2026, homes in Randstad look expensive relative to both rents and incomes, with price-to-income multiples ranging from about 9 times to 13 times gross household income depending on the city and segment.
The price-to-rent ratio in Randstad is elevated versus historical norms, but high rents (for example, around 28 euros per square meter for new Amsterdam lets) mean owning can still make sense for long-term occupiers, even if buy-to-let yields are compressed.
Price-to-income multiples in central Amsterdam or Utrecht often exceed 10 times, which is well above the 5-to-6 times range typically considered affordable, though outer suburbs and commuter towns sit closer to 8 times.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Randstad.
Are home prices above the long-term average in Randstad as of 2026?
As of early 2026, Randstad home prices are above their long-term average by most common measures, having regained momentum in 2024 and 2025 after a mild 2022-2023 cooling.
The recent 12-month price change in Randstad was above 6% year-on-year in late 2025, which is faster than the pre-pandemic average pace and suggests the market is back in "hot" territory.
In inflation-adjusted terms, Randstad prices are close to or slightly above their prior 2022 peak, meaning buyers are paying real prices near the top of the recent cycle.
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What local changes could move prices in Randstad as of 2026?
Are big infrastructure projects coming to Randstad as of 2026?
As of early 2026, the Zuidasdok project in Amsterdam is the single biggest infrastructure development likely to impact Randstad property prices, improving Amsterdam Zuid station and the A10 tunnel to create a world-class transit hub.
The Zuidasdok project is fully funded and under construction, with phased completion expected through the late 2020s, so properties near Amsterdam Zuid station could see sustained demand support over the coming years.
For the latest updates on the local projects, you can read our property market analysis about Randstad here.
Are zoning or building rules changing in Randstad as of 2026?
The most important rule change affecting Randstad property in 2026 is the Wet betaalbare huur (Affordable Rent Act), which expands rent regulation and is pushing many landlords to sell their rental units.
As of early 2026, this rent law is increasing for-sale supply of smaller apartments in cities like Amsterdam and Rotterdam, which can slightly improve buyer choice but also signals that pure rental yield strategies are riskier.
The areas most affected by these rule changes in Randstad are inner-city neighborhoods with many mid-market rental apartments, such as Amsterdam Oost, Rotterdam Kralingen, and The Hague Bezuidenhout, where landlord sell-offs are most visible.
Are foreign-buyer or mortgage rules changing in Randstad as of 2026?
As of early 2026, mortgage rules in Randstad are slightly easing buyer capacity, with NHG's guarantee limit rising to 470,000 euros (or more with energy upgrades) and Nibud norms allowing higher borrowing as wages grow.
There are no major foreign-buyer restrictions being introduced in Randstad in 2026, so international buyers can still purchase property under the same rules as Dutch residents.
The most relevant mortgage rule change is the updated Nibud advice that lets households with rising incomes qualify for larger loans, which supports demand especially in the 350,000 to 500,000 euro price band that covers many Randstad starter homes.
You can also read our latest update about mortgage and interest rates in The Netherlands.
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.
Will it be easy to find tenants in Randstad as of 2026?
Is the renter pool growing faster than new supply in Randstad as of 2026?
As of early 2026, renter demand in Randstad is growing faster than new rental supply, especially for well-located apartments near stations and universities, because the Affordable Rent Act is pushing landlords to sell rather than rent.
The clearest demand signal in Randstad is continued strong household formation and in-migration to major cities, with Amsterdam, Rotterdam, Utrecht, and The Hague all attracting young professionals and international workers.
On the supply side, new rental completions remain limited, and the "uitponding" trend (landlords selling off rentals) is actually shrinking the rental stock in some city segments, which keeps competition for available units intense.
Are days-on-market for rentals falling in Randstad as of 2026?
As of early 2026, days-on-market for rentals in Randstad's major cities is very short, often single-digit days in popular neighborhoods, and this time-to-let has been falling as supply tightens.
In the best areas like Amsterdam De Pijp, Utrecht Wittevrouwen, or Rotterdam Kralingen, listings can disappear within a week, while weaker locations or overpriced units may sit for 3 to 4 weeks.
The main reason days-on-market keeps falling in Randstad is the combination of shrinking rental supply (as landlords sell) and persistent demand from young professionals, students, and international workers.
Are vacancies dropping in the best areas of Randstad as of 2026?
As of early 2026, vacancies in the best Randstad rental neighborhoods like Amsterdam Oud-West, Rotterdam Blijdorp, The Hague Statenkwartier, and Utrecht Lombok are effectively near zero, with units getting snapped up almost immediately.
In these top areas, vacancy rates are well below 1%, while the overall Randstad rental market shows slightly higher vacancy only in less accessible locations or properties with issues like poor energy labels.
One practical sign that "best areas" are tightening first in Randstad is that landlords in these neighborhoods are seeing multiple applicants per listing within 48 hours, often with tenants offering to pay above asking rent.
By the way, we've written a blog article detailing what are the current rent levels in Randstad.
Buying real estate in Randstad can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Randstad as of 2026?
Is for-sale inventory shrinking in Randstad as of 2026?
As of early 2026, for-sale inventory in Randstad is mixed: the structural shortage keeps family homes tight, but "uitponding" (landlords selling rental units) has added some extra supply of smaller apartments compared to last year.
Months-of-supply in Randstad remains below the 5-to-6 month level typically associated with a balanced market, often sitting around 2 to 4 months in popular segments, which keeps conditions competitive for buyers.
The main reason underlying inventory stays tight in Randstad is that existing homeowners have little incentive to sell and move when they'd face the same supply crunch themselves, so turnover remains sluggish.
Are homes selling faster in Randstad as of 2026?
As of early 2026, median time-to-sell for homes in Randstad remains short in popular segments, often under 30 days for well-priced apartments and rowhouses near major stations, and selling speeds have held steady or accelerated slightly.
Year-over-year, median days-on-market in Randstad has remained stable or ticked down in the most liquid submarkets, suggesting that demand continues to absorb supply quickly despite high prices.
Are new listings slowing down in Randstad as of 2026?
As of early 2026, new for-sale listings in Randstad are not dramatically slowing, but they are churning quickly, meaning good listings appear and get absorbed fast, keeping active inventory low.
Seasonally, new listings in Randstad typically pick up in spring and slow in winter, and the current level appears roughly in line with normal patterns, though quality listings remain scarce.
The most plausible reason new listings aren't flooding the Randstad market is that existing homeowners face the same tight conditions if they sell, so many prefer to stay put rather than trade into an equally competitive market.
Is new construction failing to keep up in Randstad as of 2026?
As of early 2026, new housing completions in Randstad are falling well short of household demand, with the gap estimated at tens of thousands of homes per year, which is why the structural shortage persists.
Recent permit and completion data for Randstad show modest activity, but nowhere near the national policy goal of around 100,000 new homes per year, and major projects like Utrecht Merwede or Rotterdam Rijnhaven deliver over years, not months.
The biggest bottleneck limiting new construction in Randstad is the slow permitting process combined with land scarcity and rising construction costs, which together delay projects even when demand is clearly there.
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.
Will it be easy to sell later in Randstad as of 2026?
Is resale liquidity strong enough in Randstad as of 2026?
As of early 2026, resale liquidity in Randstad is strong, meaning well-priced homes in good locations typically sell within weeks, and the region remains the most liquid residential market in the Netherlands.
Median days-on-market for resale homes in Randstad often runs 20 to 40 days in popular segments, which compares favorably to the 60-plus days typically seen in less liquid markets.
The property characteristic that most improves resale liquidity in Randstad is proximity to major train stations like Amsterdam Zuid, Utrecht Centraal, or Rotterdam Centraal, because commuters and professionals prioritize transit access.
Is selling time getting longer in Randstad as of 2026?
As of early 2026, selling time in Randstad has not meaningfully lengthened compared to last year, and in the most sought-after segments, homes continue to move quickly.
The current median days-on-market in Randstad typically ranges from around 20 days for hot properties to 60-plus days for overpriced or niche listings, with most transactions clustering in the 30-to-45 day range.
One clear reason selling time can lengthen in Randstad is pricing: homes listed above market value, or those needing major energy upgrades, take noticeably longer to sell because buyers have become more selective.
Is it realistic to exit with profit in Randstad as of 2026?
As of early 2026, the likelihood of selling with a profit in Randstad is medium-to-high if you hold for at least 7 to 10 years, because the structural shortage and official forecasts suggest continued (though slower) price growth.
The minimum holding period that most often makes exiting with profit realistic in Randstad is around 5 to 7 years, which gives enough time for price appreciation to cover transaction costs and absorb any short-term volatility.
Estimated total round-trip costs (buying plus selling) in Randstad run about 8% to 12% of the property value, which in a typical 500,000 euro transaction means roughly 40,000 to 60,000 euros (or about 43,000 to 65,000 USD, 40,000 to 60,000 EUR).
The factor that most increases profit odds in Randstad is buying in a high-demand, transit-connected location, because these areas tend to hold value better and recover faster if the market softens.
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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 Randstad, 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 |
|---|---|---|
| CBS (Statistics Netherlands) | Official Dutch national statistics office co-producing the house price index with Kadaster. | We used CBS data to anchor national and regional price trends through late 2025. We also cross-checked transaction volumes and quality-adjusted price movements. |
| Kadaster (Land Registry) | Official Dutch Land Registry that records all property transactions. | We used Kadaster releases to verify price trends and transaction counts. We also checked the mix of homes being sold alongside price changes. |
| De Nederlandsche Bank (DNB) | Dutch central bank with authoritative macro housing outlooks and financial stability analysis. | We used DNB's 2025-2026 price growth expectations as our macro baseline. We also relied on their housing shortage narrative for Randstad-specific framing. |
| NVM (Dutch Realtors' Association) | Largest realtor association in the Netherlands with widely used market indicators. | We used NVM's tightness indicator and selling-time data to classify buyer vs seller conditions. We translated their metrics into plain-language market signals. |
| Rabobank Housing Market Quarterly | Major Dutch bank with a respected housing research team and transparent forecasts. | We used Rabobank's outlook to cross-check DNB's direction of travel. We also incorporated their narrative on investor sell-offs and construction lag. |
| ABN AMRO Woningmarktmonitor | Major Dutch lender with dedicated housing research publications. | We used ABN AMRO for regional nuance within Randstad. We triangulated their city-level observations with other bank forecasts. |
| Pararius | One of the largest Dutch rental platforms with recurring city-level rent data. | We used Pararius to estimate rental pressure and supply shrinkage signals. We compared rent levels across Amsterdam, Rotterdam, The Hague, and Utrecht. |
| Rijksoverheid (Dutch Government) | Official central government announcements on laws and policy. | We used Rijksoverheid to explain the Affordable Rent Act and its impact on landlord behavior. We framed this as a key Randstad supply-demand shifter. |
| NHG (Nationale Hypotheek Garantie) | Official Dutch mortgage guarantee scheme with binding thresholds. | We used NHG's 2026 limit to ground financing capacity for owner-occupiers. We explained why demand can stay resilient even at high price levels. |
| Nibud | Official Dutch budgeting institute whose advice underpins mortgage affordability norms. | We used Nibud's 2026 mortgage norms advice to support claims about rising borrowing capacity. We framed this as a structural reason prices may not crash. |
| Gemeente Utrecht (Merwede) | Official municipal project page with scope and timeline for a major new district. | We used it to show real pipeline supply in a core Randstad city. We explained why "new supply" is real but slow to arrive. |
| Rotterdam Municipality (Rijnhaven) | Official city page describing a flagship housing redevelopment. | We used it to identify concrete future supply in Rotterdam. We highlighted which parts of Rotterdam could see new-build competition later in the decade. |
| Zuidasdok (Amsterdam) | Official program site for one of the Netherlands' biggest infrastructure projects. | We used it to explain accessibility improvements that support South Amsterdam demand. We anchored why this area stays structurally desirable. |
| European Central Bank (ECB) | Sets the policy rate that influences Dutch mortgage rates. | We used ECB rate data to frame financing conditions for 2026. We explained why a rate shock looks unlikely in the near term. |
| OECD Housing Indicators | International benchmark for price-to-income and affordability comparisons. | We used OECD data for context on how Dutch price-to-income compares globally. We applied a Randstad premium based on official price levels. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Netherlands. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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- What are the best areas to buy a property in property in Randstad?