Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Get all the data you need about the real estate market in Randstad
This article explains the current housing prices in Randstad in 2026, with simple numbers for buyers who want a clear view of the market.
We constantly update this blog post when stronger data becomes available, because the Randstad housing market changes quickly.
You will find average prices, price per square metre, neighbourhood ranges, buyer costs, and examples of what different budgets can buy.
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.
Insights
- The average housing price in Randstad in 2026 is around €540,000, but the median price of €465,000 is more useful for a normal buyer.
- Randstad homes in 2026 usually sell about 3% to 5% above asking price, but overpriced homes can still sell below asking.
- Amsterdam looks calmer than before, but this mainly means more choice, not cheap homes, especially in Amsterdam Zuid and Amsterdam Centrum.
- A realistic Randstad entry budget in 2026 starts around €275,000 to €375,000, mostly for smaller existing apartments in cheaper districts.
- Prime Randstad homes often cost €7,500 to €12,500 per square metre, especially in Amsterdam Centrum, Amsterdam Zuid, Utrecht Binnenstad and Haarlem Centrum.
- New-build homes in Randstad usually cost 8% to 15% more per square metre than similar existing homes in the same broad area.
- Rotterdam Zuid, Almere, Zoetermeer and The Hague Laak remain the most realistic areas for buyers who want lower Randstad prices.
- Buying costs in Randstad often add 5% to 12% before major renovation, so a cheap-looking home can become expensive after fees and works.
- The Randstad housing market in 2026 is no longer at peak heat, but the shortage of good homes still keeps prices high.
What is the average housing price in Randstad in 2026?
The median housing price in Randstad in 2026 is often more useful than the average housing price, because one expensive Amsterdam or Wassenaar home can pull the average upward.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Randstad in 2026 is about €465,000, which is around $538,000, while the average housing price in Randstad in 2026 is about €540,000, which is around $625,000.
The price range for about 80% of residential properties in the Randstad housing market in 2026 is roughly €300,000 to €950,000, which is about $347,000 to $1,099,000.
A realistic entry range in Randstad in 2026 is about €275,000 to €375,000, or about $318,000 to $434,000, and this usually means a 45 to 60 sqm existing apartment in Rotterdam Zuid, The Hague Laak, Amsterdam Zuidoost, Almere Stad or a less central part of Zoetermeer.
A realistic luxury range in Randstad in 2026 is about €1,200,000 to more than €3,000,000, or about $1,389,000 to more than $3,472,000, and this can mean a canal apartment in Amsterdam Centrum, a large apartment in Amsterdam Zuid, a townhouse in The Hague Statenkwartier or a detached family home in Amstelveen, Bloemendaal or Wassenaar.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Randstad.
Are Randstad property listing prices close to the actual sale price in 2026?
In Randstad in 2026, actual sale prices are estimated to be about 3% to 5% above asking prices on average.
This happens because supply has improved, especially from former rental homes, but good homes in wanted Randstad locations still attract several buyers. The gap varies most for well-located family homes, renovated apartments and energy-efficient homes, while overpriced or poorly renovated homes can sell at or below asking price.
Don't buy the wrong property, in the wrong area of Randstad
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Randstad in 2026?
As of 2026, the median housing price per sqm in Randstad is about €5,500, or about $6,365, which equals about €511 per sqft, or about $591 per sqft. The average housing price per sqm in Randstad is about €5,900, or about $6,828, which equals about €548 per sqft, or about $634 per sqft.
The highest price per sqm in Randstad in 2026 is usually found in small, central and well-finished apartments, while the lowest price per sqm is usually found in larger or less central homes because the location premium is lower.
The highest Randstad price per sqm is usually found in Amsterdam Centrum, Amsterdam Zuid, Amsterdam Oud-West, Utrecht Binnenstad, Haarlem Centrum and The Hague Statenkwartier, with broad ranges around €7,500 to €12,500 per sqm. The lowest Randstad ranges are usually found in Rotterdam Zuid, Charlois, Almere Stad, Zoetermeer, Capelle aan den IJssel and The Hague Laak, with broad ranges around €3,000 to €4,500 per sqm.
How have property prices evolved in Randstad?
Compared with one year ago, Randstad property prices in 2026 are estimated to be about 3% to 4% higher in nominal euros. This is a smaller rise than in the hottest years, because more former rental homes came to the market and buyers became more careful with mortgage costs.
Compared with two years ago, Randstad property prices in 2026 are roughly 9% to 13% higher in nominal euros. The increase mainly comes from the same old problem in the Randstad housing market, which is strong demand for too few good homes in the best-connected areas.
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 Randstad.
Make a profitable investment in Randstad
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Randstad in 2026?
In Randstad in 2026, apartments are estimated to represent about 48% of the residential market, terraced houses 24%, corner houses 8%, semi-detached houses 7%, detached houses 5%, luxury homes 3%, and compact new-build units 5%, because the four big cities are dense while the suburbs have more family houses.
Average Randstad prices in 2026 are about €430,000, or $498,000, for an apartment, about €520,000, or $602,000, for a terraced house, about €590,000, or $683,000, for a corner house, about €760,000, or $880,000, for a semi-detached house, about €1,050,000, or $1,215,000, for a detached house, about €1,900,000, or $2,199,000, for a villa or prime townhouse, and about €500,000, or $579,000, for a compact new-build unit.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Randstad?
- How much should you pay for an apartment in Randstad?
How do property prices compare between existing and new homes in Randstad in 2026?
In Randstad in 2026, new-build homes usually cost about 8% to 15% more per sqm than similar existing homes in the same broad location.
This premium exists because new homes usually have better energy performance, lower maintenance needs and modern layouts, while Dutch construction costs, land costs and planning delays remain high.
Get to know the market before buying a property in Randstad
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Randstad in 2026?
Amsterdam Zuid, De Pijp and Oud-Zuid mostly offer apartments, luxury apartments and townhouses, with broad 2026 prices around €850,000 to €1,600,000, or about $984,000 to $1,852,000. Randstad buyers pay more there because the area combines offices, parks, restaurants, public transport and international schools.
The Hague Statenkwartier, Scheveningen and Archipel offer apartments, townhouses and family homes, with broad 2026 prices around €650,000 to €1,300,000, or about $752,000 to $1,505,000. Prices are high because these areas combine embassy demand, international institutions, larger homes and access to the coast.
Utrecht Oost and Leidsche Rijn offer apartments, row houses and family homes, with broad 2026 prices around €550,000 to €900,000, or about $636,000 to $1,042,000. Utrecht prices are supported by the central rail location, university and hospital jobs, and strong family demand.
You will find a much more detailed analysis by areas in our property pack about Randstad. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Randstad area | Market label | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Amsterdam Centrum | Prime and historic | €750k to €1.8m / $868k to $2.08m | €9,500 to €12,500 / $10,994 to $14,466 | €883 to €1,161 / $1,021 to $1,344 |
| Amsterdam Zuid | Luxury and expat | €800k to €1.9m / $926k to $2.20m | €8,500 to €11,500 / $9,837 to $13,309 | €790 to €1,068 / $914 to $1,237 |
| Amsterdam Noord | Value and changing | €400k to €750k / $463k to $868k | €5,800 to €7,200 / $6,713 to $8,333 | €539 to €669 / $624 to $774 |
| Utrecht Oost | Family and professional | €550k to €950k / $636k to $1.10m | €6,300 to €7,800 / $7,290 to $9,027 | €585 to €725 / $677 to $839 |
| Utrecht Leidsche Rijn | Family suburb | €475k to €800k / $550k to $926k | €4,800 to €6,000 / $5,555 to $6,944 | €446 to €557 / $516 to $645 |
| Rotterdam Centrum | Urban and commute | €350k to €700k / $405k to $810k | €4,800 to €6,500 / $5,555 to $7,522 | €446 to €604 / $516 to $699 |
| Rotterdam Kralingen | Student and upscale | €425k to €900k / $492k to $1.04m | €5,200 to €7,000 / $6,018 to $8,101 | €483 to €650 / $559 to $753 |
| Rotterdam Zuid / Charlois | Entry and value | €220k to €425k / $255k to $492k | €3,000 to €4,200 / $3,472 to $4,861 | €279 to €390 / $323 to $452 |
| The Hague Statenkwartier | Expat and coastal | €650k to €1.4m / $752k to $1.62m | €5,800 to €7,500 / $6,713 to $8,680 | €539 to €697 / $624 to $806 |
| The Hague Bezuidenhout | Commute and family | €400k to €800k / $463k to $926k | €4,500 to €5,900 / $5,208 to $6,828 | €418 to €548 / $484 to $634 |
| Haarlem Centrum / Zuid-West | Amsterdam alternative | €550k to €1.1m / $636k to $1.27m | €6,000 to €7,800 / $6,944 to $9,027 | €557 to €725 / $645 to $839 |
| Almere Stad / Poort | Entry and family | €325k to €575k / $376k to $665k | €3,800 to €4,900 / $4,398 to $5,671 | €353 to €455 / $409 to $527 |
How much more do you pay for properties in Randstad when you include renovation work, taxes, and fees?
In Randstad in 2026, the total cost of buying an existing home is usually 5% to 12% above the purchase price before major renovation, and 12% to 25% above the purchase price with meaningful renovation work.
For a property around $200,000, or about €173,000, a buyer should expect extra costs of roughly €12,000 to €25,000, or about $14,000 to $29,000, before heavy renovation. This means the final cost can land near €185,000 to €198,000, or about $214,000 to $229,000, but this budget is below most normal Randstad homes.
For a property around $500,000, or about €432,000, a buyer should expect extra costs of roughly €35,000 to €70,000, or about $41,000 to $81,000, before large renovation. This means the final cost can land near €467,000 to €502,000, or about $541,000 to $581,000.
For a property around $1,000,000, or about €864,000, a buyer should expect extra costs of roughly €75,000 to €150,000, or about $87,000 to $174,000, before major renovation. This means the final cost can land near €939,000 to €1,014,000, or about $1,087,000 to $1,173,000.
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 Randstad
| Extra cost | Type | Estimated cost range and simple explanation |
|---|---|---|
| Owner-occupier transfer tax | Tax | 0% to 2% of the purchase price. Many owner-occupiers pay 2%, while some first-time buyers can be exempt under strict conditions. |
| Notary transfer deed | Fee | About €800 to €1,500, or about $926 to $1,736. This is the legal deed that transfers the property to the buyer. |
| Mortgage deed notary | Fee | About €600 to €1,200, or about $694 to $1,389. This is needed when the buyer uses a mortgage. |
| Valuation report | Financing | About €700 to €1,000, or about $810 to $1,157. Banks usually need this before approving the mortgage amount. |
| Mortgage advice or broker | Financing | About €2,000 to €4,000, or about $2,315 to $4,629. This covers mortgage advice, loan comparison and paperwork. |
| Technical survey | Inspection | About €400 to €900, or about $463 to $1,042. This can be useful for older Randstad homes with roof, foundation or moisture risks. |
| Buyer’s agent | Optional fee | Often about 1% to 1.5% of the purchase price. This fee can be helpful in competitive parts of Amsterdam, Utrecht, Haarlem and The Hague. |
| Light renovation | Renovation | About €500 to €900 per sqm, or about $579 to $1,042 per sqm. This usually covers painting, flooring, small kitchen works and light repairs. |
| Full renovation | Renovation | About €1,200 to €2,500 per sqm, or about $1,389 to $2,893 per sqm. This is more realistic for older apartments needing kitchen, bathroom, electrical and layout work. |
| Energy upgrade | Efficiency | About €10,000 to €60,000, or about $11,573 to $69,438. This can include insulation, better glass, heating upgrades or solar panels. |
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 Randstad in 2026 with different budgets?
With $100,000, or about €86,400, there is effectively no normal Randstad owner-occupier market, although you may find a parking box in Rotterdam, a storage unit in The Hague, or a risky non-standard auction case rather than a safe mainstream home.
With $200,000, or about €172,800, examples could include a 25 to 35 sqm very small existing studio in Rotterdam Zuid or Schiedam edge, a 30 to 40 sqm tiny apartment needing work in The Hague Laak, or a 35 to 45 sqm small existing apartment in an outer part of Almere or Zoetermeer.
With $300,000, or about €259,200, examples could include a 45 to 55 sqm existing compact apartment in Rotterdam Zuid or Charlois, a 40 to 50 sqm existing small apartment in The Hague Laak or Moerwijk, or a 50 to 60 sqm existing modest apartment in Almere Stad or Zoetermeer.
With $500,000, or about €432,000, examples could include a 65 to 75 sqm existing two-bedroom apartment in Rotterdam Centrum or Noord, a 60 to 75 sqm existing apartment in The Hague Bezuidenhout or Voorburg, or an 85 to 105 sqm compact family house or larger apartment in Almere Poort, Zoetermeer or Capelle.
With $1,000,000, or about €864,100, examples could include a 95 to 120 sqm existing large apartment in Amsterdam West, Oost or Noord, a 130 to 160 sqm existing family townhouse near The Hague Statenkwartier or Benoordenhout, or a 130 to 170 sqm family house in Utrecht Leidsche Rijn, Haarlem or the edge of Amstelveen.
With $2,000,000, or about €1,728,000, examples could include a 130 to 170 sqm renovated prime apartment in Amsterdam Zuid or Centrum, a 180 to 240 sqm luxury townhouse in The Hague Statenkwartier or Archipel, or a 180 to 260 sqm detached family home in Amstelveen, Wassenaar, Bloemendaal or Haarlem Zuid.
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 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 used | Why the source is strong | How we used the source |
|---|---|---|
| CBS / Kadaster existing owner-occupied dwellings price index by region | CBS is the Dutch official statistics agency, and Kadaster records actual notarized housing transactions. | We used it as the backbone for price-change estimates. We also used its notes to avoid confusing real price movement with changes in the mix of homes sold. |
| CBS / Kadaster average purchase prices of existing homes by municipality | This is official transaction-price data, not asking-price data. | We used it to anchor average transaction prices in Amsterdam, Utrecht, Rotterdam, The Hague and nearby Randstad municipalities. We then adjusted the latest complete municipal figures toward June 2026. |
| NVM / brainbay Housing market analysis Q1 2026 | NVM is the main Dutch real-estate agents’ association, and brainbay aggregates large broker transaction data. | We used it for market temperature, overbidding, price-per-square-metre logic and city-level direction. We cross-checked it with CBS / Kadaster because NVM covers brokered sales. |
| Makelaarsvereniging Amsterdam Q1 2026 Amsterdam quarterly figures | MVA is the Amsterdam branch of NVM, so it is useful for local Amsterdam detail. | We used it for Amsterdam-specific supply, overbidding and neighbourhood context. We treated it as local direction, not as the only source for Randstad prices. |
| Datawonen / Calcasa WOX dashboard | Calcasa is a recognized Dutch housing data provider, and WOX is a transparent model-based housing price index. | We used it as a second check on regional valuation levels and price momentum. We treated it as a triangulation source next to CBS / Kadaster. |
| ING Research Dutch housing market 2026 | ING Research is a major Dutch bank research unit with regular housing-market analysis. | We used it to understand why supply increased in the big cities. We specifically used its analysis of former rental homes being sold into the owner-occupier market. |
| ECB euro reference exchange rate | The ECB is the official euro-area central bank and publishes daily reference exchange rates. | We used EUR 1 = USD 1.1573 for the dollar conversions. We rounded dollar amounts so the figures stay easy to read. |
| Government of the Netherlands 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 and first-time buyer exemption framework. We kept investor-tax comments separate because this article is for residential buyers. |
| ABN AMRO purchasing and financing costs | ABN AMRO is a major Dutch mortgage lender and gives practical buyer-cost categories. | We used it to cross-check common buyer-side costs such as notary, valuation, mortgage advice and surveys. We combined it with transfer-tax rules to estimate total acquisition costs. |
| CBS methodology notes on housing price indexes | The methodology explains how CBS separates true price changes from changes in sold-home mix. | We used it to avoid relying only on average prices. We gave more weight to median and index-style thinking when explaining the Randstad housing market. |
| NVM overbidding and asking-price indicators | NVM reports what happens between listing price and transaction price in the brokered market. | We used it to estimate the gap between asking prices and actual sale prices. We then adjusted the conclusion for local differences inside Randstad. |
| MVA Amsterdam supply and overbidding indicators | MVA gives a close view of Amsterdam, the most expensive and most influential Randstad market. | We used it to explain why Amsterdam felt calmer in 2026 but still expensive. We also used it to support the neighbourhood discussion for Amsterdam Centrum, Zuid, Noord and Oud-West. |
Get the full checklist for your due diligence in Randstad
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts