What are housing prices like in Randstad right now? (2026)

Looking to understand what homes actually cost in the Randstad region of the Netherlands right now?

We have gathered the latest data on housing prices in Randstad and we update this article regularly to keep it current.

You will find median prices, price per square meter, neighborhood comparisons, and what you can realistically buy at different budget levels.

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.

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 Randstad. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in Randstad in 2026?

The median housing price is more useful than the average because it is not skewed by a few extremely expensive or cheap properties, giving you a better sense of what a typical home actually costs in the Randstad market.

We are writing this as of the first half of 2026 with the latest data collected from authoritative Dutch sources like CBS and Kadaster, which we manually verified.

The median housing price in Randstad in 2026 is around 525,000 euros, which is approximately 620,000 dollars or 525,000 euros. The average housing price in Randstad in 2026 is higher at about 600,000 euros, or roughly 708,000 dollars.

About 80% of residential properties in the Randstad market in 2026 fall within a price range of 350,000 to 1,000,000 euros (approximately 413,000 to 1,180,000 dollars).

A realistic entry range in Randstad in 2026 is 275,000 to 350,000 euros (about 325,000 to 413,000 dollars), which typically gets you an existing one-bedroom apartment of 40 to 50 square meters in areas like Rotterdam-Zuid or Almere Buiten with basic finishes.

Luxury properties in the Randstad market in 2026 typically range from 1,500,000 to 4,000,000 euros or more (roughly 1.77 to 4.72 million dollars), such as renovated canal-belt apartments or canal houses of 150 to 220 square meters in Amsterdam's Grachtengordel or Oud-Zuid neighborhoods.

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 the Randstad housing market in 2026, properties typically sell for about 4% to 8% above the asking price, with our planning estimate being around 6% above list price.

This happens mainly because sellers often set a strategically low asking price to attract more viewers and trigger bidding wars. The ongoing housing shortage in the Randstad, combined with high demand from buyers with improved borrowing capacity, keeps competition intense, especially for terraced houses (where overbidding reaches 7.7%) and apartments (around 6.5%).

Get fresh and reliable information about the market in Randstad

Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.

Get the guide

What is the price per sq m or per sq ft for properties in Randstad in 2026?

As of early 2026, the median housing price in Randstad is approximately 6,800 euros per square meter (about 8,020 dollars per sqm or 746 dollars per square foot). The average housing price in Randstad is higher at around 7,500 euros per square meter (roughly 8,850 dollars per sqm or 823 dollars per square foot).

Small, prime-location city apartments (30 to 70 square meters) in top districts have the highest price per square meter in Randstad in 2026 because buyers pay a premium for location scarcity and fixed costs like kitchens and bathrooms do not scale down proportionally, while larger family homes further from city centers have the lowest price per square meter.

The highest prices per square meter in Randstad in 2026 are found in Amsterdam Centrum, Jordaan, and Oud-Zuid, where you can expect to pay 9,500 to 14,000 euros or more per square meter. The lowest prices per square meter are in areas like Rotterdam-Zuid, Almere Buiten, and Zoetermeer, where prices typically range from 3,800 to 5,200 euros per square meter.

How have property prices evolved in Randstad?

Compared to one year ago (January 2025), housing prices in Randstad have increased by approximately 7% in nominal terms, or about 4% to 5% after adjusting for inflation. This growth is driven by improved borrowing capacity for buyers and ongoing housing scarcity, even as more apartments enter the market from landlords selling off rental properties.

Looking back 10 years to January 2016, Randstad housing prices have roughly doubled in nominal terms, with an increase of about 95%. After adjusting for inflation, the real price increase over this decade is approximately 60% to 70%, reflecting chronic undersupply and strong demand from the region's concentration of high-skill employment.

By the way, we've written a blog article detailing the latest updates on property price variations in Randstad.

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.

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 do prices vary by housing type in Randstad in 2026?

In the Randstad property market in 2026, apartments make up about 55% of transactions, terraced or row houses account for roughly 30%, semi-detached homes represent about 7%, detached houses around 3%, townhouses about 3%, and villas or premium suburban homes approximately 2%, with apartments dominating due to the ongoing sell-off of former rental properties by landlords.

Average prices by housing type in Randstad as of the first half of 2026 are: apartments at around 475,000 euros (561,000 dollars), terraced houses at approximately 625,000 euros (738,000 dollars), semi-detached homes at about 775,000 euros (915,000 dollars), detached houses at roughly 1,050,000 euros (1.24 million dollars), townhouses at around 900,000 euros (1.06 million dollars), and villas or premium suburban properties at approximately 1,800,000 euros (2.12 million dollars).

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?

New-build homes in Randstad in 2026 typically cost about 10% to 15% more per square meter than comparable existing properties.

This premium exists because new constructions come with better energy performance, modern layouts, and lower immediate maintenance costs, while the limited supply of new housing in the Randstad keeps prices elevated.

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.

Download Now

How do property prices vary by neighborhood in Randstad in 2026?

In Amsterdam's De Pijp and Rivierenbuurt neighborhoods, you will find renovated apartments ranging from 50 to 110 square meters, typically priced between 750,000 and 1,200,000 euros (885,000 to 1,420,000 dollars). These areas command high prices because of their walkability, international atmosphere, and quick access to both Zuidas business district and the city center.

The Hague's Statenkwartier and Zeeheldenkwartier offer larger apartments and townhouses of 90 to 180 square meters, with prices generally between 650,000 and 1,300,000 euros (767,000 to 1,530,000 dollars). These neighborhoods are popular with expats due to their proximity to international institutions, international schools, and the coast.

Utrecht's Wittevrouwen and Utrecht-East neighborhoods feature family houses and spacious apartments of 80 to 160 square meters, typically priced from 700,000 to 1,200,000 euros (826,000 to 1,420,000 dollars). Buyers pay a premium here for excellent rail connectivity, a livable "small Amsterdam" atmosphere, and family-friendly streets.

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:

How much more do you pay for properties in Randstad when you include renovation work, taxes, and fees?

When buying a move-in ready property in Randstad in 2026, expect to pay approximately 4% to 6% above the purchase price for taxes and fees, and if the property needs renovation, the total additional cost can range from 8% to 25% depending on the scope of work.

If you buy a property around 200,000 dollars (about 170,000 euros) in Randstad, which would be an entry-level studio, you would pay roughly 3,400 euros in transfer tax plus around 3,500 to 7,500 euros in notary, valuation, and mortgage fees, bringing your total to approximately 177,000 to 181,000 euros (209,000 to 213,000 dollars) before any renovation costs.

For a property around 500,000 dollars (approximately 425,000 euros), such as a two-bedroom apartment in a decent location, your additional costs would include about 8,500 euros in transfer tax plus 4,000 to 7,500 euros in professional fees, putting your total around 438,000 to 441,000 euros (517,000 to 520,000 dollars) if it is move-in ready.

If you purchase a property at 1,000,000 dollars (about 850,000 euros), like a family home in a good neighborhood, you would pay approximately 17,000 euros in transfer tax plus 5,000 to 8,000 euros in fees, and if you need a mid-level renovation, you could easily spend an additional 50,000 to 80,000 euros, bringing your total to 922,000 to 955,000 euros (1,088,000 to 1,127,000 dollars).

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Randstad.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Randstad

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 dollars (about 85,000 euros), there is essentially no normal owner-occupied housing market in the Randstad at this price level. You would only find rare special cases like very small co-ops, auction properties with major issues, or units with severe legal or technical constraints.

With 200,000 dollars (approximately 170,000 euros), the Randstad housing market remains extremely limited. If anything appears at this price, it is usually a very small studio needing major renovation work in outer areas far from city centers, or special-conditions sales.

With 300,000 dollars (about 255,000 euros), you could find an existing studio of 30 to 35 square meters in Rotterdam-Zuid entry blocks with basic finish, an existing small one-bedroom of 35 to 45 square meters in outer Almere with older stock, or an existing studio of 30 to 40 square meters in Zoetermeer edge areas that needs refreshing.

With 500,000 dollars (approximately 425,000 euros), your options expand to an existing one-to-two-bedroom apartment of 55 to 70 square meters in Rotterdam's Kop van Zuid or Noord fringe, an existing one-to-two-bedroom apartment of 45 to 60 square meters in Utrecht's outer neighborhoods like the edge of Lombok in good condition, or an existing small family row house of 90 to 110 square meters in Almere Buiten.

With 1,000,000 dollars (about 850,000 euros), you could purchase an existing family row house of 120 to 140 square meters in Amstelveen with good schools and commute, an existing large apartment of 110 to 140 square meters in The Hague's Statenkwartier that is expat-friendly, or an existing prime apartment of 80 to 100 square meters in Amsterdam Noord, IJburg, or the smaller end of De Pijp with strong competition.

With 2,000,000 dollars (approximately 1,700,000 euros), you can access the upper end of the Randstad market with options like an existing townhouse of 160 to 220 square meters in The Hague's Archipelbuurt or Benoordenhout with high-end finishes, an existing luxury apartment of 140 to 180 square meters in Amsterdam's Oud-Zuid that has been renovated, or an existing premium house of 200 to 300 square meters in elite suburbs like Wassenaar or Bloemendaal with a garden and parking.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Randstad.

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.

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.

Download Now