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
This guide covers everything you need to know about the residential real estate market in Randstad in 2026, from current housing prices to neighborhood trends and what foreign buyers should expect.
We update this blog post regularly to keep all the numbers fresh and reliable.
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.
How's the real estate market going in Randstad in 2026?
What's the average days-on-market in Randstad in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Randstad is roughly 30 to 35 days for a well-priced home, with Amsterdam often seeing faster sales at around 25 to 32 days.
This range covers most typical listings across the Randstad region, though desirable family homes near good schools or transit can sell in under three weeks, while less competitive apartments may linger for six weeks or longer.
Compared to one or two years ago, days-on-market in Randstad has increased slightly because more former rental properties are hitting the market, giving buyers a bit more breathing room than during the frenzied 2022-2023 period.
Are properties selling above or below asking in Randstad in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Randstad is around 4% to 6% above the asking price, meaning most homes close above list price.
Roughly 55% to 65% of properties in Randstad sell above asking, though this varies by neighborhood and property type, and we are fairly confident in this estimate because multiple broker datasets point to similar figures.
Terraced family houses (tussenwoningen) in areas like Utrecht or Amsterdam's family neighborhoods see the most intense bidding wars, sometimes closing at 7% to 8% above asking, while smaller apartments from investor sell-offs tend to attract less aggressive overbidding.
By the way, you will find much more detailed data in our property pack covering the real estate market in Randstad.
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.
What kinds of residential properties can I realistically buy in Randstad?
What property types dominate in Randstad right now?
The estimated breakdown of the most common residential property types for sale in Randstad is roughly 55% apartments, 30% terraced houses (tussenwoningen), and the remaining 15% split between semi-detached homes, detached houses, and other types.
Apartments represent the largest share of the Randstad market, making up more than half of all transactions, especially in the urban cores of Amsterdam, Rotterdam, The Hague, and Utrecht.
This dominance happened because of a combination of limited land availability in dense city centers, decades of apartment-focused development, and a recent surge of former rental apartments hitting the market as landlords sell off their portfolios.
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?
Are new builds widely available in Randstad right now?
The estimated share of new-build properties among all residential listings in Randstad is relatively small, roughly 10% to 15%, because construction has not kept pace with demand due to labor shortages, permitting delays, and nitrogen regulations.
As of early 2026, the highest concentration of new-build developments in Randstad can be found in transformation districts like Rijnhaven in Rotterdam, Merwedekanaalzone in Utrecht, Binckhorst in The Hague, and Amsterdam Noord's NDSM and Buiksloterham areas.
Get fresh and reliable information about the market in Randstad
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Which neighborhoods are improving fastest in Randstad in 2026?
Which areas in Randstad are gentrifying in 2026?
As of early 2026, the top neighborhoods in Randstad showing the clearest signs of gentrification include Amsterdam Noord (NDSM/Buiksloterham), Rotterdam's Katendrecht, The Hague's Binckhorst, and Utrecht's Merwedekanaalzone corridor.
In these areas, you can see new specialty coffee shops and creative studios replacing industrial spaces, renovated brick warehouses turned into loft apartments, and a visible shift toward younger professionals and international residents moving in.
Price appreciation in these gentrifying Randstad neighborhoods over the past two to three years has been strong, with estimates ranging from 15% to 25% cumulative growth, outpacing the broader regional average by several percentage points.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Randstad.
Where are infrastructure projects boosting demand in Randstad in 2026?
As of early 2026, the top areas in Randstad where major infrastructure projects are boosting housing demand include the Amsterdam South/Zuidas connectivity zone, Rotterdam's Rijnhaven waterfront, and Utrecht's Merwedekanaalzone with its planned transit improvements.
The specific infrastructure projects driving demand include capacity upgrades around Amsterdam Zuidas (improving regional rail access), Rotterdam's Rijnhaven park and housing expansion, and The Hague's Binckhorst transformation which includes new tram connections and public space investments.
Most of these major Randstad infrastructure projects have completion timelines stretching from 2027 to 2035, as documented in the national MIRT infrastructure program, so their full impact will unfold gradually over the next decade.
Historically in Randstad, the typical price impact on nearby properties is a 5% to 10% bump when a major project is announced, followed by another 10% to 20% appreciation by the time it is completed, though results vary by project scale and location.
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.
What do locals and insiders say the market feels like in Randstad?
Do people think homes are overpriced in Randstad in 2026?
As of early 2026, the general sentiment among locals and market insiders is that homes in Randstad feel expensive, with most people describing the market as "stretched" even if not at peak frenzy levels.
When arguing that homes are overpriced, locals typically point to the fact that an average Randstad home now costs more than ten times the median household income, and that first-time buyers often need parental help or high dual incomes just to compete.
On the other hand, those who believe prices are fair in Randstad argue that chronic undersupply, strong job markets in the big cities, and strict lending rules mean that prices reflect real demand rather than speculative excess.
The price-to-income ratio in Randstad is notably higher than the Dutch national average and among the highest in Western Europe, making affordability a persistent challenge for buyers earning typical salaries.
What are common buyer mistakes people regret in Randstad right now?
The most frequently cited buyer mistake in Randstad is underestimating the total cash needed at closing, because while Dutch banks can lend up to 100% of the home value, buyer costs like notary fees, appraisal, and transfer tax (for those over 35 or above the threshold) typically add 4% to 6% and must come from your own pocket.
The second most common regret is not properly investigating the VvE (owners' association) when buying an apartment, which can lead to surprise maintenance levies, underfunded reserves, or restrictions that make renting out the property difficult later.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Randstad.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Randstad.
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.
How easy is it for foreigners to buy in Randstad in 2026?
Do foreigners face extra challenges in Randstad right now?
The estimated overall difficulty level for foreigners buying property in Randstad is moderate, because there are no legal restrictions on foreign ownership, but practical hurdles around documentation and market speed can make the process harder than for locals.
There are no specific legal restrictions for foreign buyers in the Netherlands, meaning you can purchase residential property regardless of nationality, though you will need to comply with standard Dutch requirements like anti-money-laundering checks and proof of funds.
The most common practical challenges foreigners encounter in Randstad include navigating Dutch-language contracts and notary processes, obtaining a BSN (citizen service number) before banks will open accounts, and moving fast enough in a competitive market where homes can go under contract within days of listing.
We will tell you more in our blog article about foreigner property ownership in Randstad.
Do banks lend to foreigners in Randstad in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Randstad, with most major Dutch banks like ABN AMRO, ING, and Rabobank actively offering expat mortgage products, though the process requires more paperwork than for Dutch nationals.
Foreign buyers in Randstad can typically expect loan-to-value ratios up to 100% of the home value (the same as locals) and interest rates around 3.5% to 4.5% for a 10-year fixed period, depending on your risk profile and whether you qualify for the National Mortgage Guarantee.
Banks typically demand from foreign applicants proof of stable income (employment contract or business income), residency documentation, identity verification, and often translated financial records, with the 30% ruling for qualifying expats potentially boosting borrowing capacity by 10% to 15%.
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.
How risky is buying in Randstad compared to other nearby markets?
Is Randstad more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of Randstad is higher than Belgium's housing market but comparable to or sometimes exceeding Germany's, meaning Dutch prices tend to swing more noticeably during both upturns and downturns.
Over the past decade, Randstad has experienced more pronounced price swings than Belgium, which saw steadier and slower appreciation, while Germany's market was relatively flat until recently and then corrected sharply in 2022-2023, whereas the Netherlands recovered faster.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Randstad.
Is Randstad resilient during downturns historically?
The estimated historical resilience of Randstad property values during past economic downturns is moderate to strong, with prices typically declining but then recovering relatively quickly thanks to underlying demand from jobs and chronic supply shortages.
During the most recent major downturn (2022-2023 rate shock), Randstad property prices dropped roughly 5% to 8% from peak before rebounding, and the recovery took less than two years, much faster than the five-plus years it took after the 2008 financial crisis.
Historically, well-located family homes near good schools and transit in neighborhoods like Amsterdam Zuid, Utrecht city center, or Rotterdam's Kralingen have held value best during downturns, while smaller investor-grade apartments in peripheral locations saw steeper corrections.
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How strong is rental demand behind the scenes in Randstad in 2026?
Is long-term rental demand growing in Randstad in 2026?
As of early 2026, the growth trend for long-term rental demand in Randstad remains strong and intensifying, largely because rental supply has been shrinking as landlords sell off properties while the number of people needing housing keeps rising.
The tenant demographics driving long-term rental demand in Randstad include young professionals who cannot yet afford to buy, international expats working for multinationals, university students in Utrecht and Amsterdam, and families waiting for the right purchase opportunity.
The neighborhoods with the strongest long-term rental demand in Randstad right now include Amsterdam's Oost and Zuid districts, Utrecht's city center and Lombok area, Rotterdam's Kralingen and city center, and The Hague's Bezuidenhout near international organizations.
You might want to check our latest analysis about rental yields in Randstad.
Is short-term rental demand growing in Randstad in 2026?
The regulatory changes currently affecting short-term rental operations in Randstad are significant, with Amsterdam now requiring a permit, limiting rentals to 30 nights per year, and banning short-term rentals entirely in some central neighborhoods.
As of early 2026, the underlying growth trend for short-term rental demand in Randstad remains positive because tourist arrivals continue to climb, but your ability to capture that demand depends heavily on obtaining the right permits and following strict municipal rules.
The current estimated average occupancy rate for short-term rentals in Randstad varies widely, with permitted properties in tourist-heavy areas like Amsterdam's canal belt seeing 60% to 75% occupancy, while properties in less central locations may struggle to fill half their available nights.
The guest demographics driving short-term rental demand in Randstad include leisure tourists (especially from neighboring European countries), business travelers attending conferences, and increasingly digital nomads staying for a few weeks at a time.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 are the realistic short-term and long-term projections for Randstad in 2026?
What's the 12-month outlook for demand in Randstad in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Randstad is steady to firm, with competition expected to persist for desirable family homes while the market for smaller apartments may feel slightly more relaxed.
The key factors most likely to influence demand in Randstad over the next 12 months include mortgage rate movements (stable or slightly lower rates would support buying power), wage growth trends, and whether the investor sell-off wave continues adding supply.
The forecasted price movement for Randstad over the next 12 months is an increase of roughly 4% to 5%, which is slower than the 7% to 8% gains seen in 2025 but still represents solid appreciation in a normalizing market.
By the way, we also have an update regarding price forecasts in The Netherlands.
What's the 3 to 5 year outlook for housing in Randstad in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Randstad is continued growth in the range of 15% to 25% cumulative appreciation, driven by persistent undersupply and strong job concentration in the region.
The major development projects expected to shape Randstad over the next 3 to 5 years include Rotterdam's Rijnhaven waterfront neighborhood (thousands of new homes), Utrecht's Merwedekanaalzone (a car-free urban district), and ongoing densification in Amsterdam Noord.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Randstad is whether new construction can finally accelerate, because if nitrogen regulations ease and permitting speeds up, more supply could moderate price growth more than currently expected.
Are demographics or other trends pushing prices up in Randstad in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Randstad is significant and upward, because the region continues to attract young professionals and international workers faster than homes can be built.
The specific demographic shifts most affecting prices in Randstad include continued household formation among people in their 20s and 30s, net migration into the big four cities for jobs and education, and an increase in single-person households who each need their own dwelling.
Beyond demographics, non-demographic trends also pushing prices in Randstad include the concentration of tech and financial services jobs in Amsterdam and Utrecht, the appeal of Dutch quality of life for international workers, and limited land availability that keeps supply structurally constrained.
These demographic and trend-driven price pressures are expected to continue in Randstad for at least the next decade, because the fundamental imbalance between housing demand and supply shows no sign of resolving quickly given current construction rates.
What scenario would cause a downturn in Randstad in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Randstad would be a combination shock: sharply rising interest rates, a recession hitting Dutch employment, and a collapse in buyer confidence happening at the same time.
Early warning signs that such a downturn is beginning in Randstad would include mortgage applications dropping significantly, listings piling up without offers, days-on-market stretching beyond 60 days across the board, and overbidding disappearing entirely.
Based on historical patterns, a potential downturn in Randstad could realistically see prices decline 10% to 15% from peak, similar to the 2008-2013 correction, though the strict Dutch lending framework (100% LTV cap, Nibud affordability norms) tends to prevent forced-selling spirals.
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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 |
|---|---|---|
| Statistics Netherlands (CBS) | CBS is the Netherlands' official statistics agency, so its housing data is the baseline for what's really happening. | We used it to anchor price and transaction trends going into early 2026. We treated everything else as context around these official numbers. |
| Kadaster (Land Registry) | Kadaster is the official land registry, so its transaction-based insights are a high-trust view of sales activity. | We used it to cross-check the investor sell-off story and understand what types of homes are actually selling. We used it to explain why averages can shift even when underlying demand stays strong. |
| NVM (Dutch Realtors Association) | NVM covers a large share of brokered transactions and publishes consistent, transparent quarterly reports. | We used it for overbidding indicators, days-on-market, and property mix data. We also used it to describe today's dominant property types and supply constraints. |
| MVA (Amsterdam Broker Association) | MVA is the established broker association for Amsterdam and publishes concrete local market statistics. | We used it to anchor Amsterdam-specific speed and overbidding levels. We then scaled those figures to estimate broader Randstad trends. |
| De Nederlandsche Bank (DNB) | DNB is the Dutch central bank, so its housing market analyses carry significant weight for forecasting. | We used it for price growth projections and affordability assessments. We relied on its macroeconomic context to frame market expectations. |
| Rabobank Research | Rabobank publishes detailed quarterly housing market reports widely cited by industry professionals. | We used it for regional price forecasts and transaction volume projections. We cross-referenced its estimates with DNB and other bank forecasts. |
| Rijksoverheid (Dutch Government) | This is the official Dutch government portal explaining borrowing rules and buyer guidance. | We used it to explain what banks can legally lend and what costs buyers must cover. We used it to set realistic expectations for foreign buyers. |
| Nibud | Nibud sets the affordability standards that lenders use, directly affecting maximum borrowing in 2026. | We used it to explain why borrowing capacity can shift year-to-year. We used it as the 2026 affordability rulebook reference. |
| Pararius | Pararius is a major Dutch rental platform and regularly publishes market metrics with clear definitions. | We used it to describe long-term rental demand and shrinking supply dynamics. We used it as a ground-truth proxy for rental market competition. |
| BIS/FRED Real House Price Data | This series is sourced from the Bank for International Settlements and is widely used for long-run comparisons. | We used it to describe historical resilience and downswing behavior in real terms. We used it to benchmark the Netherlands against Belgium and Germany. |
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