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
If you're thinking about buying an apartment in the Randstad area of the Netherlands, you're probably wondering how much it will actually cost you in 2026.
We've put together all the real numbers, from purchase prices to ongoing costs, so you can plan your budget with confidence.
This blog post is constantly updated with the latest data we can find.
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 price gap between Amsterdam apartments and Rotterdam apartments in the Randstad is roughly €240,000, which means location choice within the region can save you a significant portion of your budget.
- First-time buyers under 35 in the Randstad can potentially save around €8,300 on a median-priced apartment by qualifying for the transfer tax exemption in 2026.
- Nieuw-West in Amsterdam saw apartment prices rise by 7% year-over-year in late 2025, making it one of the fastest-appreciating neighborhoods in the Randstad right now.
- The typical Randstad apartment buyer needs at least €25,000 to €42,000 in cash for closing costs alone, even if they can get a mortgage covering 100% of the home value.
- Amsterdam's price per square meter for apartments is nearly double the Randstad average at €8,400 per m², so looking just outside the capital can stretch your budget much further.
- VvE (owners association) fees in the Randstad range from €120 to over €450 per month, and a building with a poorly funded reserve can hit you with unexpected special assessments.
- Municipal charges for Randstad homeowners, including property tax, waste, and sewer fees, now average over €1,000 per year according to the latest homeowner surveys.
- New-build apartments in the Randstad typically cost 10% to 25% more per square meter than resale units, reflecting energy efficiency and modern layouts.
How much do apartments really cost in Randstad in 2026?
What's the average and median apartment price in Randstad in 2026?
As of January 2026, the average apartment price in the Randstad is approximately €440,000 (around $475,000 or €440,000), while the median sits slightly lower at about €415,000 ($450,000).
When you look at price per square meter, the Randstad average comes in around €5,800 per m² ($625 per sq ft or €5,800), with the median at roughly €5,600 per m² ($600 per sq ft), though this varies dramatically depending on which city you're looking at.
Most standard apartments in the Randstad fall within a price range of €300,000 to €600,000 ($325,000 to $650,000), which covers the bulk of what's available to typical buyers across Rotterdam, The Hague, Utrecht, and Amsterdam.
How much is a studio apartment in Randstad in 2026?
As of January 2026, a typical studio apartment in the Randstad costs between €170,000 and €205,000 ($185,000 to $220,000), depending on exact location and building quality.
Entry-level studios in more affordable neighborhoods can start around €140,000 ($150,000), while high-end or luxury studios in prime Amsterdam locations can reach €280,000 or more ($300,000+).
Studios in the Randstad typically measure between 30 and 35 square meters, which is fairly compact but standard for this property type in Dutch urban areas.
How much is a one-bedroom apartment in Randstad in 2026?
As of January 2026, a typical one-bedroom apartment in the Randstad costs between €250,000 and €310,000 ($270,000 to $335,000), making it the most common entry point for first-time buyers.
Budget-conscious buyers can find entry-level one-bedrooms starting around €220,000 ($240,000) in neighborhoods like Rotterdam-Zuid or The Hague's Laak district, while luxury one-bedrooms in Amsterdam's canal belt can exceed €450,000 ($485,000).
One-bedroom apartments in the Randstad typically range from 45 to 55 square meters, offering enough space for singles or couples.
How much is a two-bedroom apartment in Randstad in 2026?
As of January 2026, a typical two-bedroom apartment in the Randstad costs between €365,000 and €465,000 ($395,000 to $500,000), which represents the median purchase for families and couples seeking more space.
Entry-level two-bedrooms in neighborhoods like Utrecht's Overvecht or Rotterdam's Charlois start around €320,000 ($345,000), while premium two-bedrooms in sought-after areas like Amsterdam-Oost or Utrecht's city center can reach €550,000 to €650,000 ($595,000 to $700,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Randstad.
How much is a three-bedroom apartment in Randstad in 2026?
As of January 2026, a typical three-bedroom apartment in the Randstad costs between €505,000 and €620,000 ($545,000 to $670,000), representing the higher end of the apartment market.
More affordable three-bedrooms in outer Randstad areas like Almere or Zoetermeer can start around €420,000 ($455,000), while luxury three-bedrooms in Amsterdam's most desirable neighborhoods regularly exceed €800,000 ($865,000).
Three-bedroom apartments in the Randstad typically measure between 90 and 110 square meters, which is considered spacious by Dutch apartment standards.
What's the price gap between new and resale apartments in Randstad in 2026?
As of January 2026, new-build apartments in the Randstad typically cost 10% to 25% more per square meter than comparable resale apartments, with the premium reflecting modern energy efficiency, contemporary layouts, and limited supply.
New-build apartments in the Randstad average around €6,500 to €7,200 per m² ($700 to $775 per sq ft or €6,500 to €7,200), depending on location and developer specifications.
Resale apartments, by contrast, average closer to €5,600 per m² ($600 per sq ft or €5,600), though they offer more room for price negotiation and come with established VvE track records.
Make a profitable investment in Randstad
Better information leads to better decisions. Save time and money. Download our guide.
Can I afford to buy in Randstad in 2026?
What's the typical total budget (all-in) to buy an apartment in Randstad in 2026?
As of January 2026, the typical all-in budget to buy a median apartment in the Randstad is approximately €432,000 to €440,000 ($467,000 to $475,000), assuming you pay the standard transfer tax and closing costs.
Beyond the purchase price, your all-in budget in the Randstad must cover transfer tax (2% unless exempt), notary fees, Kadaster registration, mortgage arrangement costs, property valuation, and potentially a buyer's agent and technical inspection.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Randstad property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Randstad.
What down payment is typical to buy in Randstad in 2026?
As of January 2026, the typical down payment for a Randstad apartment is around 6% to 10% of the purchase price, which translates to roughly €25,000 to €42,000 ($27,000 to $45,000) for a median-priced apartment.
Dutch banks can technically lend up to 100% of the home's value, but you still need cash for closing costs, which is why most buyers need at least 4% to 6% of the price available in savings.
For foreign buyers or those wanting favorable mortgage terms and protection against valuation shortfalls, a comfortable cash position of 15% to 25% of the purchase price is recommended, giving you a buffer of €62,000 to €104,000 ($67,000 to $112,000) on a median Randstad apartment.
You can also read our latest update about mortgage and interest rates in The Netherlands.
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.
Which neighborhoods are cheapest or priciest in Randstad in 2026?
How much does the price per m² for apartments vary by neighborhood in Randstad in 2026?
As of January 2026, the price per square meter for apartments in the Randstad varies dramatically, ranging from around €4,000 per m² ($430 per sq ft) in budget areas to over €10,000 per m² ($1,075 per sq ft) in prime locations.
The most affordable neighborhoods in the Randstad, such as Rotterdam's Charlois and IJsselmonde, The Hague's Laak and Escamp, and Utrecht's Overvecht and Kanaleneiland, typically see prices between €4,000 and €5,500 per m² ($430 to $590 per sq ft).
The most expensive neighborhoods, including Amsterdam's canal belt, Oud-Zuid, and parts of the city center, as well as premium areas in Utrecht and The Hague's Scheveningen, command €7,000 to €10,000+ per m² ($750 to $1,075+ per sq ft).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Randstad.
What neighborhoods are best for first-time buyers on a budget in Randstad in 2026?
As of January 2026, the best neighborhoods for first-time buyers on a budget in the Randstad include Amsterdam's Zuidoost and Nieuw-West, Rotterdam's Charlois and Delfshaven, and Utrecht's Overvecht.
In these budget-friendly Randstad neighborhoods, typical apartment prices range from €220,000 to €350,000 ($240,000 to $380,000), which is well below the regional median.
These neighborhoods offer good public transport connections, local amenities, and increasingly diverse communities, making them practical choices for buyers who prioritize value.
The main trade-off in these areas is that they may have older housing stock requiring more renovation, and some neighborhoods are still undergoing urban renewal, which can mean construction activity nearby.
Which neighborhoods have the fastest-rising apartment prices in Randstad in 2026?
As of January 2026, the neighborhoods with the fastest-rising apartment prices in the Randstad include Amsterdam's Nieuw-West, Amsterdam-Oost, and Rotterdam's Centrum and Kop van Zuid.
These fast-appreciating neighborhoods have seen year-over-year price increases of 4% to 7%, with Amsterdam's Nieuw-West leading at approximately 7% growth in late 2025.
The main drivers behind this rapid price growth are urban renewal projects, improved transport links, growing creative and tech communities, and spillover demand from buyers priced out of traditional prime areas.
You can also read our latest update about property price forecasts in Randstad.
Don't lose money on your property in Randstad
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What extra costs will I pay on top of the apartment price in Randstad in 2026?
What are all the buyer closing costs when you buy an apartment in Randstad?
The estimated total buyer closing costs for a typical apartment purchase in the Randstad range from €17,000 to €25,000 ($18,000 to $27,000) on a median-priced property, though this can be lower if you qualify for the transfer tax exemption.
The main categories of closing costs in the Randstad include transfer tax, notary fees for the conveyance and mortgage deeds, Kadaster registration fees, mortgage arrangement costs, property valuation, and optionally a technical inspection and buyer's agent.
Transfer tax is typically the largest single expense for buyers in the Randstad at 2% of the purchase price, which amounts to roughly €8,300 ($9,000) on a median apartment, though eligible first-time buyers under 35 may pay 0%.
Some closing costs are negotiable or variable in the Randstad, particularly notary fees, buyer's agent commissions, and mortgage arrangement costs, so it pays to compare providers.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Randstad?
The typical percentage that buyers should budget for closing costs in the Randstad is around 4% to 6% of the purchase price, which provides a comfortable buffer for all standard expenses.
The realistic range is 3% to 6%, with the lower end applying to first-time buyers who qualify for the transfer tax exemption and shop around for competitive notary and mortgage fees.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Randstad in 2026?
What are typical HOA fees in Randstad right now?
HOA fees, called VvE (Vereniging van Eigenaren) fees in the Netherlands, are extremely common for Randstad apartments, and the typical monthly charge is between €120 and €250 ($130 to $270 or €120 to €250).
The range varies considerably based on building amenities, with basic buildings at the lower end and buildings with elevators, concierge services, larger common areas, or major planned renovations charging €250 to €450+ per month ($270 to $485+).
What utilities should I budget monthly in Randstad right now?
The estimated total monthly utility cost for a typical apartment in the Randstad is between €200 and €350 ($215 to $380 or €200 to €350), depending on your energy usage and the building's efficiency rating.
The realistic range spans from around €150 per month ($160) for a small, energy-efficient apartment with careful usage, up to €400+ per month ($430+) for larger units with poor energy labels or high heating needs.
The typical monthly utility budget in the Randstad covers electricity, heating (gas or district heating depending on the building), and water, which in Amsterdam is supplied by Waternet at €1.18 per 1,000 liters plus fixed charges.
Heating is typically the most expensive utility for Randstad apartment owners, especially in older buildings without modern insulation or those still relying on gas.
How much is property tax on apartments in Randstad?
The estimated typical annual property tax (OZB) for an apartment in the Randstad ranges from €150 to €350 ($160 to $380 or €150 to €350), depending on the municipality and your property's WOZ value.
Property tax in the Randstad is calculated as a percentage of your WOZ (property valuation) value, with rates varying by municipality, for example Amsterdam's owner OZB rate is 0.0527% of WOZ value.
The realistic range of annual property tax depends on property value, so a €300,000 apartment in Amsterdam would pay around €160 per year, while a €600,000 apartment would pay roughly €316 per year in OZB alone, plus additional municipal charges for waste and sewer that bring the total to over €1,000 annually for most homeowners.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Randstad.
What's the yearly building maintenance cost in Randstad?
The estimated typical yearly building maintenance cost for apartment owners in the Randstad is largely covered by your monthly VvE fee, which includes contributions to the building's maintenance reserve fund.
Beyond the VvE, apartment owners should budget an additional €500 to €1,500 ($540 to $1,620 or €500 to €1,500) per year for inside-the-apartment maintenance like appliances, minor repairs, and fixture replacements, with older units requiring larger buffers.
Building maintenance costs in the Randstad typically cover shared hallways, exterior upkeep, roof repairs, elevator maintenance, and building insurance, all of which are included in the VvE fee.
In the Randstad, building maintenance is almost always included in VvE fees rather than charged separately, but the key risk is special assessments if the reserve fund is underfunded, so always review the VvE's MJOP (long-term maintenance plan) before buying.
How much does home insurance cost in Randstad?
The estimated typical annual home insurance cost for an apartment in the Randstad is around €120 to €300 ($130 to $325 or €120 to €300) for contents insurance, since building insurance is usually arranged collectively by the VvE.
The realistic range for contents insurance (inboedelverzekering) depends on your coverage level and possessions, with basic policies starting around €10 per month ($11) and comprehensive coverage reaching €25+ per month ($27+).
Contents insurance is optional but strongly recommended for Randstad apartment owners, while building insurance is effectively mandatory and typically handled through the VvE as part of your monthly service charge.
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.
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 StatLine - Bestaande koopwoningen | CBS is the Netherlands' official national statistics agency. | We used it to anchor official transaction-based price levels and trends. We cross-checked city-level signals against other sources to avoid single-source bias. |
| CBS - New and existing home price index | Official CBS dataset designed specifically for housing price tracking. | We used it to separate new-build versus existing price dynamics. We used it to validate our new versus resale gap estimates. |
| CBS - Woningmarkt dashboard | Official CBS visualization linking back to verified StatLine tables. | We used it as a quick consistency check on national versus big-city pricing. We used it to keep the article grounded in official statistics. |
| Kadaster - Q3 2025 housing market | Kadaster is the official Dutch land registry and primary transaction source. | We used it to confirm late-2025 market structure and apartment transaction volumes. We validated apartment versus house pricing patterns. |
| Data.overheid.nl - Regional prices | Dutch government open-data portal republishing official CBS datasets. | We used it as a second access point to verify correct CBS series references. We cross-checked definitions and methodology notes. |
| NVM - Q3 2025 housing market analysis | NVM covers a large share of Dutch transactions with published methodology. | We used it to triangulate transaction prices and market conditions. We used it to support our early-2026 extrapolations. |
| NVM - Market information methodology | Explains how NVM data differs from CBS and Kadaster methodologies. | We used it to avoid mixing datasets incorrectly. We used it to justify triangulating multiple data sources. |
| MVA Amsterdam - Q3 2025 quarterly data | MVA is Amsterdam's main broker association with local transaction reporting. | We used it to anchor Amsterdam price per m² and district-level variations. We cited specific neighborhood growth rates from their reporting. |
| De Hypotheker - Amsterdam prices | Major national mortgage advisory network with standardized city dashboards. | We used it as a practical buyer-facing translation of transaction data. We only kept figures that cross-checked against official sources. |
| De Hypotheker - Rotterdam prices | Same standardized dashboard approach enabling city comparison. | We used it to anchor Rotterdam apartment levels. We included it in our Randstad-wide weighted estimate. |
| De Hypotheker - The Hague prices | Consistent methodology across cities for reliable comparison. | We used it to anchor The Hague apartment prices. We ensured our Randstad estimate was not Amsterdam-centric. |
| De Hypotheker - Utrecht prices | Same standardized approach for the fourth major Randstad city. | We used it to anchor Utrecht apartment levels. We included it in our Randstad-weighted pricing reality check. |
| Belastingdienst - Eigenwoningforfait 2026 | Official Dutch tax authority guidance on homeowner taxation. | We used it to explain the annual tax effect of owning property. We kept property-tax discussion precise and dated to 2026. |
| City of Amsterdam - OZB property tax | Municipality's official tax page with current rates. | We used it to show concrete property tax calculations. We translated the percentage rate into annual euro examples. |
| Kadaster - 2026 official tariff list | Official regulated tariffs published by the land registry. | We used it to ground registration costs in verifiable figures. We avoided hand-wavy notary and registry cost claims. |
| Vereniging Eigen Huis - Municipal charges 2026 | Largest Dutch homeowners' association with annual cost surveys. | We used it to anchor typical annual municipal bills for 2026. We kept ongoing cost estimates realistic beyond just mortgage payments. |
| Waternet - 2026 water costs | Official water utility for Amsterdam and surrounding areas. | We used it to give a real checkable example of water costs. We translated tariff language into monthly budgeting guidance. |
| Independer - Kosten koper 2026 | Major Dutch comparison platform with standardized consumer guidance. | We used it to anchor the 4% to 6% closing cost rule. We cross-checked underlying tax items with official sources. |
| Vereniging Eigen Huis - Kosten koper guide | Authoritative consumer reference for Dutch homebuyers. | We used it to list standard buyer closing cost components. We kept the article clear and accessible for non-professionals. |
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.
Related blog posts