How much do houses cost now in Randstad? (2026)

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

How much do houses cost in Randstad as of 2026?

What's the median and average house price in Randstad as of 2026?

As of early 2026, the median house price in the Randstad region sits at approximately 575,000 euros (around 605,000 USD), while the average house price reaches about 610,000 euros (roughly 640,000 USD).

The typical price range that covers roughly 80% of house sales in Randstad stretches from 400,000 euros to 950,000 euros (about 420,000 to 1,000,000 USD), with most family homes falling somewhere in the middle of this band.

The gap between median and average prices in Randstad reveals a market where a smaller number of expensive detached homes and properties in prime locations like Amsterdam-Zuid or Wassenaar pull the average up above what most buyers actually pay.

At the median price of 575,000 euros in Randstad, a buyer can typically expect a well-maintained terraced house of around 100 to 120 square meters with three bedrooms, located in a commuter-friendly suburb like parts of Rotterdam or the outskirts of Utrecht.

What's the cheapest livable house budget in Randstad as of 2026?

As of early 2026, the minimum budget for a livable house in Randstad starts at around 325,000 to 375,000 euros (approximately 340,000 to 395,000 USD), though finding options below 300,000 euros is possible if you accept significant trade-offs.

At this entry-level price point in Randstad, "livable" typically means a small terraced house of 60 to 80 square meters that may have an older kitchen or bathroom, modest insulation, and limited outdoor space, but remains move-in ready without major structural work.

These cheapest livable houses in Randstad are usually found in Rotterdam-Zuid neighborhoods like Charlois, Feijenoord, and IJsselmonde, as well as nearby satellite towns such as Schiedam, Vlaardingen, and Spijkenisse, plus parts of The Hague like Laak, Escamp, and Moerwijk.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Randstad here.

How much do 2 and 3-bedroom houses cost in Randstad as of 2026?

As of early 2026, a typical 2-bedroom house in Randstad costs between 375,000 and 525,000 euros (around 395,000 to 550,000 USD), while a typical 3-bedroom house ranges from 475,000 to 700,000 euros (approximately 500,000 to 735,000 USD).

The realistic price range for a 2-bedroom house in Randstad falls between 375,000 euros at the lower end for a compact terraced home in an outer suburb to about 525,000 euros (roughly 395,000 to 550,000 USD) for one in a more central or well-connected location.

For a 3-bedroom house in Randstad, buyers should expect to pay anywhere from 475,000 euros for a modest property in a less central area up to 700,000 euros (about 500,000 to 735,000 USD) for a larger or better-located home near good schools or transit.

The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Randstad is around 100,000 to 175,000 euros, reflecting not just the extra bedroom but often a larger overall footprint and a garden or better outdoor space.

How much do 4-bedroom houses cost in Randstad as of 2026?

As of early 2026, a typical 4-bedroom house in Randstad costs between 650,000 and 950,000 euros (approximately 685,000 to 1,000,000 USD), with the price depending heavily on whether the property is a larger terraced house or a semidetached home in a family-oriented suburb.

The realistic price range for a 5-bedroom house in Randstad spans from 850,000 to 1,300,000 euros (around 895,000 to 1,365,000 USD), as properties at this size usually require either a semidetached or detached structure with meaningful land.

For a 6-bedroom house in Randstad, buyers are typically looking at 1,100,000 to 2,000,000 euros or more (roughly 1,155,000 to 2,100,000 USD), as these larger homes are often found in prestigious areas like the Gooi region, Wassenaar, or Bloemendaal.

Please note that we give much more detailed data in our pack about the property market in Randstad.

How much do new-build houses cost in Randstad as of 2026?

As of early 2026, a typical new-build house in Randstad costs between 600,000 and 1,100,000 euros (approximately 630,000 to 1,155,000 USD), with pricing pushed higher by construction costs, energy efficiency requirements, and the scarcity of buildable land in the region.

New-build houses in Randstad typically carry a premium of 10% to 25% compared to older resale houses of similar size, with the premium reflecting superior energy labels (often A or A++), lower maintenance needs in the first years, and modern layouts that match current buyer preferences.

How much do houses with land cost in Randstad as of 2026?

As of early 2026, a house with meaningful land in Randstad typically costs between 800,000 and 1,600,000 euros (around 840,000 to 1,680,000 USD), with prices rising sharply in prestige areas like Wassenaar, the Gooi towns, or Bloemendaal where plots are larger and demand is intense.

In Randstad, a plot of around 250 square meters or more generally qualifies as a "house with land" since standard terraced houses often sit on plots of only 100 to 150 square meters, making larger gardens and private driveways a significant value driver.

Where are houses cheapest and most expensive in Randstad as of 2026?

Which neighborhoods have the lowest house prices in Randstad as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in Randstad include Rotterdam-Zuid districts like Charlois, Feijenoord, and IJsselmonde, nearby towns such as Schiedam, Vlaardingen, and Spijkenisse (Nissewaard), plus parts of The Hague like Laak and Moerwijk, and Utrecht neighborhoods like Overvecht and Kanaleneiland.

In these more affordable Randstad neighborhoods, house prices typically range from 275,000 to 425,000 euros (approximately 290,000 to 445,000 USD), offering the most accessible entry points for first-time buyers looking for actual houses rather than apartments.

The main reason these Randstad neighborhoods have lower house prices is a combination of higher population density, older housing stock that often needs renovation, historically higher crime rates in some pockets, and longer commute times to the main employment centers in Amsterdam and Utrecht.

Which neighborhoods have the highest house prices in Randstad as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in Randstad are Amsterdam's Oud-Zuid (including Apollobuurt), the coastal prestige belt around Wassenaar and Benoordenhout in The Hague region, and the Gooi area towns of Laren, Blaricum, and Bloemendaal near Haarlem.

In these most expensive Randstad neighborhoods, house prices typically range from 1,200,000 to 3,500,000 euros or higher (approximately 1,260,000 to 3,675,000 USD), with large detached villas and historic properties occasionally exceeding 5 million euros.

These Randstad neighborhoods command the highest house prices because they combine exceptional school quality, mature tree-lined streets, large private plots, proximity to nature reserves like the Veluwe, and an established social infrastructure favored by executives, diplomats, and wealthy Dutch families.

The typical buyer purchasing houses in these premium Randstad neighborhoods is either a senior corporate executive with international ties, a successful Dutch entrepreneur, a diplomat stationed at embassies in The Hague, or a family prioritizing top international schools like the International School of Amsterdam or the British School in The Netherlands.

How much do houses cost near the city center in Randstad as of 2026?

As of early 2026, a house near the city center in Randstad costs between 700,000 and 1,500,000 euros or more (approximately 735,000 to 1,575,000 USD), with the highest prices in Amsterdam's canal belt and Oud-Zuid, followed by central Utrecht, inner The Hague districts like Statenkwartier, and Rotterdam's Kralingen area.

Houses near major transit hubs in Randstad, such as those within walking distance of Amsterdam Centraal, Utrecht Centraal, Rotterdam Centraal, or Den Haag Centraal, typically command prices of 650,000 to 1,200,000 euros (around 685,000 to 1,260,000 USD), though actual houses (versus apartments) near these stations are quite rare.

Houses near top-rated international schools in Randstad, such as the International School of Amsterdam in Amstelveen, the British School in The Netherlands near Voorschoten, International School Utrecht, and Rotterdam International Secondary School, typically cost 600,000 to 1,000,000 euros (approximately 630,000 to 1,050,000 USD), with the school proximity adding roughly 10% to 20% to comparable homes one district away.

Houses in expat-popular areas of Randstad, notably Amstelveen, Wassenaar, parts of The Hague like Benoordenhout, and the Oudwijk area of Utrecht, typically range from 650,000 to 1,100,000 euros (around 685,000 to 1,155,000 USD), reflecting strong demand from international professionals who value English-speaking services and international community networks.

We actually have an updated expat guide for Randstad here.

How much do houses cost in the suburbs in Randstad as of 2026?

As of early 2026, a typical house in the suburbs of Randstad costs between 450,000 and 750,000 euros (approximately 475,000 to 790,000 USD), with prices varying based on commute distance to job centers and the quality of local schools and amenities.

The typical price difference between suburban houses and city-center houses in Randstad is around 25% to 40% lower, meaning a family that might pay 900,000 euros in central Amsterdam could find a comparable-sized house in a suburb like Hoofddorp or Nieuwegein for 550,000 to 675,000 euros.

The most popular suburbs for house buyers in Randstad include Amstelveen and Hoofddorp near Amsterdam, Nieuwegein and Houten near Utrecht, Rijswijk and Leidschendam near The Hague, and Capelle aan den IJssel and Barendrecht near Rotterdam, all offering good transit links and family-friendly environments.

What areas in Randstad are improving and still affordable as of 2026?

As of early 2026, the top improving yet still affordable areas in Randstad for house buyers include Rotterdam's Katendrecht and edges around Kop van Zuid, parts of The Hague's Laak district near transit improvements, and well-connected towns on the fringes of Leidsche Rijn in Utrecht where new infrastructure is being completed.

The current typical house price in these improving yet affordable Randstad areas ranges from 350,000 to 500,000 euros (approximately 370,000 to 525,000 USD), offering meaningful savings compared to established premium neighborhoods while still providing appreciation potential.

The main sign of improvement driving buyer interest in these Randstad areas is a combination of new metro or tram line extensions, urban renewal projects converting former industrial sites into mixed-use developments, and spillover demand from young professionals priced out of traditional hotspots like Amsterdam's ring.

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

What extra costs should I budget for a house in Randstad right now?

What are typical buyer closing costs for houses in Randstad right now?

The estimated typical total closing cost for house buyers in Randstad is between 4% and 6% of the purchase price, though first-time buyers under 35 purchasing homes up to 555,000 euros can pay significantly less thanks to a transfer tax exemption.

The main closing cost categories in Randstad include transfer tax at 2% of the purchase price (around 10,000 euros on a 500,000 euro home), notary and land registry fees of 1,000 to 2,000 euros, mortgage advice fees of 2,000 to 4,500 euros, and a property appraisal of 500 to 900 euros.

The single largest closing cost category for house buyers in Randstad is the transfer tax (overdrachtsbelasting), which at 2% of the purchase price represents roughly half or more of total closing costs for those who do not qualify for the first-time buyer exemption.

We cover all these costs and what are the strategies to minimize them in our property pack about Randstad.

How much are property taxes on houses in Randstad right now?

The estimated typical annual property tax amount for a house in Randstad is between 800 and 1,500 euros (approximately 840 to 1,575 USD), depending on the municipality and the assessed WOZ value of the property, with the total including OZB, waste collection, and water authority levies.

Property tax in Randstad is calculated by multiplying the OZB rate (which varies by municipality) by the property's WOZ value, with 2026 rates including Amsterdam at 0.0363%, Rotterdam at 0.0652%, The Hague at 0.0521%, and Utrecht at around 0.0806%, meaning a 500,000 euro property would generate OZB of roughly 180 to 400 euros depending on location.

If you want to go into more details, we also have a page with all the property taxes and fees in Randstad.

How much is home insurance for a house in Randstad right now?

The estimated typical annual home insurance cost for a house in Randstad is between 300 and 700 euros (approximately 315 to 735 USD), with building insurance (opstalverzekering) averaging around 300 to 500 euros for a mid-sized family home and contents insurance adding another 100 to 200 euros if purchased separately.

The main factors that affect home insurance premiums for houses in Randstad include the property's rebuild value (herbouwwaarde), the construction type (brick versus wood), the age and condition of the roof, the neighborhood's burglary statistics, and whether the home has flood risk given parts of the region sit below sea level.

What are typical utility costs for a house in Randstad right now?

The estimated typical total monthly utility cost for a house in Randstad is between 200 and 300 euros (approximately 210 to 315 USD), covering gas, electricity, and water for an average family home, though this varies significantly based on the property's energy label and insulation quality.

The breakdown of main utility categories for houses in Randstad includes gas heating at around 100 to 150 euros per month, electricity at 30 to 60 euros per month, and water at 15 to 25 euros per month, with well-insulated homes with A or B energy labels often paying 20% to 30% less than poorly insulated older properties.

What are common hidden costs when buying a house in Randstad right now?

The estimated total of common hidden costs that house buyers in Randstad often overlook ranges from 5,000 to 20,000 euros (approximately 5,250 to 21,000 USD), covering items like structural surveys, energy upgrades to meet modern standards, and potential foundation repairs in areas with peat or clay soil.

Typical inspection fees buyers should expect when purchasing a house in Randstad include a standard building inspection at 400 to 900 euros, with optional add-ons for electrical systems, roofing, or foundation assessments that can add another 200 to 500 euros each.

Other common hidden costs beyond inspections when buying a house in Randstad include mortgage arrangement and advice fees (2,000 to 4,500 euros), bank guarantee costs if you cannot pay the 10% deposit immediately (roughly 1% of the guarantee amount), and potential erfpacht (leasehold) buyout costs in parts of Amsterdam where the land is owned by the municipality.

The hidden cost that tends to surprise first-time house buyers the most in Randstad is the cost of energy upgrades, as many older properties have poor insulation and single-glazed windows that new owners want to improve, with full window replacement and insulation projects often running 10,000 to 30,000 euros.

You will find here the list of classic mistakes people make when buying a property in Randstad.

What do locals and expats say about the market in Randstad as of 2026?

Do people think houses are overpriced in Randstad as of 2026?

As of early 2026, the general sentiment among both locals and expats in Randstad is that house prices feel high relative to incomes, but most accept this as the reality of a supply-constrained market where demand consistently outstrips the number of homes available.

Houses in Randstad typically stay on the market for only 25 to 35 days before selling, with desirable properties in popular suburbs often receiving multiple offers within the first two weeks, reflecting the continued tightness of supply even as prices have grown more slowly than in previous years.

The main reason locals and expats give for feeling house prices are high in Randstad is that borrowing capacity has not kept pace with price growth, meaning young professionals and first-time buyers often need significant help from family or must compromise on location or size to enter the market.

Compared to one or two years ago, sentiment on house prices in Randstad has shifted from frustration at rapid increases (prices rose around 7% in 2025) to a cautious acceptance that while growth is slowing to around 4% in 2026, the fundamental shortage means meaningful price drops are unlikely.

You'll find our latest property market analysis about Randstad here.

Are prices still rising or cooling in Randstad as of 2026?

As of early 2026, house prices in Randstad are still rising but at a cooler pace than the peak years, with the rate of increase expected to be around 4% to 5% for the year, down from roughly 7% to 8% annual growth seen in 2025.

The estimated year-over-year house price change in Randstad is approximately 4% to 5% as of early 2026, with some outer areas and satellite towns seeing slightly higher growth while central Amsterdam shows more restrained increases partly due to former rental properties entering the sales market.

Experts and locals expect house prices in Randstad to continue rising modestly over the next 6 to 12 months, with major Dutch banks like Rabobank and ABN AMRO forecasting national increases of around 4% to 5.5% for 2026, supported by ongoing housing shortages and stable mortgage rates.

Finally, please note that we have covered property price trends and forecasts for Randstad here.

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.