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Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Wondering whether January 2026 is the right moment to buy property in Rotterdam, or if you should hold off a bit longer?
We dig into the latest housing prices in Rotterdam and real market signals to help you decide, and we keep this blog post constantly updated so you always have fresh data.
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 Rotterdam.
So, is now a good time?
As of early 2026, buying property in Rotterdam is a "rather yes" decision if you are planning to live in it or hold it for the long term.
The strongest signal supporting this is that Rotterdam's market remains structurally tight, with NVM's market tightness indicator at 2.3, well below the 5.0 threshold that would indicate a balanced market, which means supply is still short and a crash is unlikely.
Another strong signal is that policy changes are supporting demand: the NHG mortgage guarantee limit rises to 470,000 euros in 2026, helping more first-time buyers enter the market in the most traded price segments.
Other supporting signals include steady year-on-year price growth of around 6 to 7 percent, ongoing metro and road infrastructure investments improving neighborhood accessibility, and a national housing shortage that is not going away soon.
The best investment strategies in Rotterdam right now involve targeting family houses in well-connected neighborhoods like Kralingen, Hillegersberg, or Blijdorp for long-term holds, or considering apartments if you want more choice and can accept slightly softer price pressure from ex-rental units entering the market.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property decision.
Is it smart to buy now in Rotterdam, or should I wait as of 2026?
Do real estate prices look too high in Rotterdam as of 2026?
As of early 2026, Rotterdam property prices look high but not dangerously stretched, with the official price index sitting around 40 to 45 percent above 2020 levels, which reflects tight supply and strong demand rather than pure speculation.
One clear on-the-ground signal is that apartments in Rotterdam are seeing more listings than before, thanks to "uitpondingen" (former rental units being sold off by landlords), which gives buyers slightly more choice and reduces the extreme bidding wars we saw in previous years.
Another signal is that while viewings and bids per property have cooled compared to a year ago, homes in Rotterdam are still selling quickly, meaning prices are supported by real demand rather than just hype.
You can also read our latest update regarding the housing prices in Rotterdam.
Does a property price drop look likely in Rotterdam as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Rotterdam over the next 12 months is low, because the two classic crash ingredients, collapsing demand and oversupply, are simply not present.
A plausible price change range for Rotterdam over the next year is somewhere between a small dip of 2 to 3 percent (if more ex-rentals flood the market) and continued growth of 5 to 8 percent (if mortgage rates ease or supply stays tight).
The single most important macro factor that could trigger a price drop in Rotterdam is a sharp rise in mortgage interest rates, which would squeeze affordability for the many buyers who rely on financing to compete in this market.
However, this scenario looks unlikely in the coming months, as European Central Bank policy is expected to remain cautious, and Dutch mortgage demand is being supported by measures like the higher NHG limit.
Finally, please note that we cover the price trends for next year in our pack about the property market in Rotterdam.
Could property prices jump again in Rotterdam as of 2026?
As of early 2026, the likelihood of a renewed price surge in Rotterdam is medium, meaning prices are more likely to grind steadily upward than to spike suddenly, unless something unexpected happens.
A plausible upside price change for Rotterdam over the next 12 months is in the range of 6 to 10 percent, especially if mortgage rates drop or new construction continues to disappoint.
The single biggest demand-side trigger that could drive Rotterdam prices to jump is a meaningful drop in mortgage interest rates, which would immediately boost buying power for the many households who are currently stretched on affordability.
Please also note that we regularly publish and update real estate price forecasts for Rotterdam here.
Are we in a buyer or a seller market in Rotterdam as of 2026?
As of early 2026, Rotterdam remains closer to a seller market, meaning there are more buyers chasing properties than there are homes available, though the imbalance is less extreme than at its peak.
NVM's market tightness indicator for Q3 2025 stood at 2.3, and anything below 5 is considered seller-favoring territory, so buyers in Rotterdam still face limited choice and relatively little room to negotiate hard on price.
That said, the share of listings with some form of price reduction has increased compared to the frenzy years, which suggests sellers are becoming slightly more realistic, especially in the apartment segment where supply has grown.
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.
Are homes overpriced, or fairly priced in Rotterdam as of 2026?
Are homes overpriced versus rents or versus incomes in Rotterdam as of 2026?
As of early 2026, Rotterdam homes look stretched versus local incomes and complicated versus rents, because your rental return depends heavily on whether your property falls under the new rent regulation rules.
The price-to-rent ratio in Rotterdam sits on the high side compared to a "balanced" benchmark, especially for mid-range apartments where the Wet betaalbare huur (Affordable Rent Act) can cap what you are allowed to charge tenants.
The price-to-income multiple in Rotterdam is also elevated: with the median household disposable income around 36,400 euros and average around 47,100 euros, buying a typical property requires significant financing and often dual incomes.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Rotterdam.
Are home prices above the long-term average in Rotterdam as of 2026?
As of early 2026, Rotterdam property prices are clearly above the long-term baseline, with the official price index (2020 equals 100) now sitting in the mid-140s, meaning prices are roughly 40 to 45 percent higher than just five years ago.
The recent 12-month price change in Rotterdam has been around 6 to 7 percent, which is above the pre-pandemic long-run pace but not as extreme as the double-digit surges seen during the post-2020 boom.
When adjusted for inflation, Rotterdam prices are near or slightly above the prior cycle peak, which means buyers today are paying real-terms premiums, though structural shortage and city desirability help justify some of that gap.
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What local changes could move prices in Rotterdam as of 2026?
Are big infrastructure projects coming to Rotterdam as of 2026?
As of early 2026, the biggest infrastructure project affecting Rotterdam property prices is the A16 Rotterdam highway, which opened in phases in October 2025 and is already improving car access for neighborhoods in the north and east of the city.
The A16 Rotterdam is fully delivered now, meaning the price impact is no longer speculative: neighborhoods like Hillegersberg-Schiebroek and areas connecting to Rotterdam Noord are seeing improved accessibility, which typically supports property values over time.
Beyond roads, MRDH (the regional transport authority) has approved major investment in new RET metro trains, which will boost capacity and frequency on Rotterdam's metro network over the coming years, benefiting transit-linked neighborhoods like Kralingen, Blijdorp, and Kop van Zuid.
For the latest updates on the local projects, you can read our property market analysis about Rotterdam here.
Are zoning or building rules changing in Rotterdam as of 2026?
The most important zoning change in Rotterdam is the implementation of the Omgevingswet (Environment and Planning Act), which has been in effect since January 2024 and changes how planning, participation, and permitting work across the city.
As of early 2026, the net effect of these rule changes on Rotterdam property prices is mixed: faster or clearer permitting could unlock more supply (putting downward pressure on prices), while more constraints or objection procedures could choke supply (pushing prices up).
The areas most affected by these changes in Rotterdam are neighborhoods where redevelopment or densification is being considered, such as parts of Feijenoord, Delfshaven, and areas around major transit hubs where the city is actively updating its omgevingsplan.
Are foreign-buyer or mortgage rules changing in Rotterdam as of 2026?
As of early 2026, mortgage rules in Rotterdam (and the Netherlands broadly) are mildly supportive for buyers, while investor rules send mixed signals that could affect the rental market more than owner-occupier prices.
The most important mortgage rule change is the NHG limit rising to 470,000 euros in 2026, which means more first-time buyers can qualify for government-backed mortgage guarantees and access better interest rates when buying starter or mid-range properties in Rotterdam.
On the investor side, the transfer tax for non-owner-occupied residential purchases drops to 8 percent in 2026, which could encourage some buy-to-let activity, though the Wet betaalbare huur rent caps still limit returns on many mid-range properties.
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.
Will it be easy to find tenants in Rotterdam as of 2026?
Is the renter pool growing faster than new supply in Rotterdam as of 2026?
As of early 2026, renter demand in Rotterdam's best neighborhoods is still growing faster than new rental supply can keep up, mainly because many households are priced out of buying and new construction remains constrained nationwide.
The clearest signal of renter demand in Rotterdam is the combination of relatively low local incomes (median disposable income around 36,400 euros) and high property prices, which keeps many would-be buyers stuck in the rental market longer.
On the supply side, national build targets aim for 90,000 to 100,000 new homes per year through 2030, but Rotterdam competes for limited construction capacity, and many planned projects still need permits and financing before they deliver actual units.
Are days-on-market for rentals falling in Rotterdam as of 2026?
As of early 2026, days-on-market for rentals in Rotterdam remains short, especially for well-located properties with good energy labels, as tenant demand in the city continues to outpace available supply.
The difference in days-on-market between Rotterdam's best areas (like Centrum, Kralingen, and Blijdorp) and weaker peripheral neighborhoods is significant: prime rentals often find tenants within days, while less desirable locations can sit for weeks.
One common reason days-on-market falls in Rotterdam is seasonal demand peaks, particularly in late summer when students and young professionals move for university or new jobs, creating intense competition for centrally located rentals.
Are vacancies dropping in the best areas of Rotterdam as of 2026?
As of early 2026, vacancy rates in Rotterdam's prime rental areas like Centrum, Kralingen, Blijdorp, Kop van Zuid, and Oude Noorden are already very low and continue to stay tight because these neighborhoods have limited stock and broad tenant appeal.
The estimated vacancy rate in these best areas is significantly lower than the Rotterdam-wide average, as students, young professionals, and expats all compete for the same desirable, well-connected properties.
One practical sign that Rotterdam's best rental areas are tightening is that landlords in these neighborhoods are increasingly able to require higher income-to-rent ratios or longer lease commitments, knowing tenants have few alternatives.
By the way, we've written a blog article detailing what are the current rent levels in Rotterdam.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Rotterdam as of 2026?
Is for-sale inventory shrinking in Rotterdam as of 2026?
As of early 2026, for-sale inventory in Rotterdam is not shrinking uniformly: apartments have seen increased supply thanks to "uitpondingen" (ex-rental units being sold), while family houses remain structurally scarce.
Months-of-supply in Rotterdam is hard to pinpoint exactly, but NVM's tightness indicator at 2.3 (where 5 or higher would be balanced) suggests the market is still undersupplied overall, meaning buyers face limited options.
The main reason inventory is not shrinking further in the apartment segment is that landlords are selling off rental units in response to tighter rent regulations, which is actually adding supply to the for-sale market rather than reducing it.
Are homes selling faster in Rotterdam as of 2026?
As of early 2026, homes in Rotterdam are still selling relatively fast, with properties being absorbed quickly even though the frenzy of multiple bids and rushed viewings has calmed somewhat compared to previous years.
Year-over-year, the median days-on-market in Rotterdam has not changed dramatically; sales remain brisk overall, though buyers report slightly more time to make decisions and slightly fewer competing offers than at the market's peak intensity.
Are new listings slowing down in Rotterdam as of 2026?
As of early 2026, new listings in Rotterdam are not slowing down; in fact, Q3 2025 saw exceptionally high new listing volumes, with apartment listings hitting record highs in NVM's tracking series.
The typical seasonal pattern in Rotterdam sees more listings in spring and autumn, but the current level is not unusually low; instead, it is elevated due to landlords selling off former rental properties ("uitpondingen").
Is new construction failing to keep up in Rotterdam as of 2026?
As of early 2026, new construction in Rotterdam is not keeping up with household demand, which is part of a broader national shortage where even ambitious government targets of 90,000 to 100,000 homes per year through 2030 require sustained execution to make a dent.
The recent trend in Rotterdam shows that while permits and starts are happening, actual completions lag behind what is needed, and many planned projects face delays or revisions before delivering units.
The single biggest bottleneck limiting new construction in Rotterdam is the permitting and objection process under the new Omgevingswet framework, combined with labor shortages and high construction costs that slow project timelines.
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.
Will it be easy to sell later in Rotterdam as of 2026?
Is resale liquidity strong enough in Rotterdam as of 2026?
As of early 2026, resale liquidity in Rotterdam is strong, as the city is one of the Netherlands' deepest housing markets with a large buyer pool driven by jobs, universities, and good transport links.
Median days-on-market for resale homes in Rotterdam is short compared to smaller Dutch cities, generally indicating healthy liquidity where realistically priced properties find buyers without sitting for months.
One property characteristic that most improves resale liquidity in Rotterdam is location near good transit (metro, train, or tram), as neighborhoods like Centrum, Kralingen-Crooswijk, Hillegersberg-Schiebroek, and Kop van Zuid consistently attract the broadest range of buyers.
Is selling time getting longer in Rotterdam as of 2026?
As of early 2026, selling time in Rotterdam has increased slightly for higher-end properties, with NVM reporting that the premium segment is taking longer to sell and achieving lower proceeds than before.
For mainstream apartments and family homes in strong Rotterdam neighborhoods, the current median days-on-market remains relatively short, with most well-priced properties selling within a few weeks rather than months.
One clear reason selling time can lengthen in Rotterdam is affordability pressure: as prices stay elevated and mortgage rates remain meaningful, some buyers simply cannot stretch to meet asking prices, leading to longer negotiations or price adjustments.
Is it realistic to exit with profit in Rotterdam as of 2026?
As of early 2026, the likelihood of selling with a profit in Rotterdam is medium to high if you hold for a typical period of 7 to 10 years or longer, but less reliable if you need to exit within 1 to 3 years.
A realistic minimum holding period in Rotterdam that usually makes exiting with profit achievable is around 5 to 7 years, which gives enough time for market appreciation to cover transaction costs and absorb any short-term price dips.
The estimated total round-trip cost in Rotterdam, including buying costs (transfer tax, notary, mortgage fees) plus selling costs (agent commission, notary), is roughly 8 to 12 percent of the property value, or around 25,000 to 50,000 euros on a typical home (approximately 27,000 to 54,000 USD or 25,000 to 50,000 EUR).
One clear factor that most increases your profit odds in Rotterdam is buying in a well-connected neighborhood with strong tenant or buyer demand (like Kralingen, Blijdorp, or Hillegersberg), as these areas tend to hold value better and recover faster from any market softness.
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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 Rotterdam, 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/Kadaster House Price Index (PBK) | It's the official Dutch national statistics office working with the land registry. | We used it to measure Rotterdam's price trend and year-on-year changes. It's our baseline for understanding if prices are historically high. |
| CBS Prijzen Koopwoningen (methodology) | It explains exactly what the official house price series measures. | We used it to understand the repeat-sales methodology. It helped us interpret the PBK numbers correctly. |
| CBS Monthly Update (Nov 2025) | It's an official news release with the latest registered transaction data. | We used it to anchor near-term momentum heading into 2026. It helped sanity-check Rotterdam against national trends. |
| NVM Housing Market Analysis Q3 2025 | NVM is the largest Dutch broker association with transparent methodology. | We used it to determine buyer vs seller market conditions. It provided the krapte-indicator and supply composition insights. |
| NVM Rental Market Factsheet Q1 2025 | It's a primary-market report with transparent rent indicators. | We used it to estimate Rotterdam rent levels per square meter. It helped compare Rotterdam with other Dutch cities. |
| CBS Household Income by Region | It's official household income data from the national statistics office. | We used it to anchor affordability discussions for Rotterdam. It provided the local income figures for price-to-income calculations. |
| Rijksoverheid NHG Limit Announcement | It's an official government announcement with exact thresholds and dates. | We used it to explain the 2026 demand-side tailwind for buyers. It shows how more buyers can qualify for mortgage guarantees. |
| Business.gov.nl Transfer Tax Summary | It's a government-backed portal summarizing enacted policy changes. | We used it to assess buy-to-let economics in 2026. It explains the transfer tax reduction for investors. |
| Huurcommissie Wet Betaalbare Huur | Huurcommissie is the official rent dispute body explaining the law. | We used it to explain why rental yields vary by property type. It frames why some landlords sold and rent growth can be capped. |
| Rotterdam.nl Omgevingswet Page | It's the official municipality website on local planning rules. | We used it to discuss how zoning changes may affect supply. It keeps our analysis Rotterdam-specific rather than generic. |
| Overheid.nl Rotterdam Omgevingsplan Notice | Overheid.nl is the official gazette for legally relevant public notices. | We used it as a concrete example of Rotterdam rules changing. It shows where readers can verify what's changing in their area. |
| A16 Rotterdam Project Site | It's the official project channel for a major national infrastructure delivery. | We used it to evaluate accessibility upgrades affecting neighborhoods. It provides time-stamped delivery information for 2025-2026. |
| MRDH Metro Investment Announcement | MRDH is the official metropolitan transport authority for the region. | We used it to support the infrastructure tailwinds section. It explains why transit-linked neighborhoods stay resilient. |
| Rijksoverheid National Build Outlook | It's an official government release referencing the Primos housing report. | We used it to frame the structural supply shortage. It grounds our new construction discussion in national pipeline constraints. |
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.
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