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This article covers the current housing prices in Rotterdam as of the first half of 2026, giving you a clear picture of what properties cost across different neighborhoods and property types.
We constantly update this blog post with the latest data from official Dutch sources to keep the information 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 Rotterdam.
Insights
- Rotterdam property prices have risen about 6% year-over-year, but when you adjust for inflation, the real increase is closer to 3%, meaning your money buys slightly less each year.
- The gap between asking and final sale prices in Rotterdam averages around 4%, though family homes in popular areas often see overbidding of 8% or more due to limited supply.
- Over the past decade, Rotterdam housing prices have jumped roughly 133% in nominal terms, driven largely by a persistent housing shortage and the city's urban transformation projects.
- New-build properties in Rotterdam carry a premium of about 12% per square meter compared to existing homes, reflecting better energy efficiency and lower maintenance needs.
- Apartments dominate Rotterdam's housing market at around 65% of listings, making single-family homes relatively scarce and often more competitive to purchase.
- The price per square meter in Rotterdam varies dramatically by neighborhood, ranging from around 3,200 euros in Charlois to over 8,000 euros in Kralingen or Kop van Zuid waterfront areas.
- For a typical Rotterdam purchase of 460,000 euros, buyers should budget an extra 13% (about 60,000 euros) to cover transfer taxes, fees, and medium-level renovation work.
- Entry-level properties in Rotterdam start around 200,000 to 260,000 euros, but these are typically compact studios or one-bedroom apartments in outer districts needing energy upgrades.
What is the average housing price in Rotterdam in 2026?
The median housing price is more useful than the average because it represents the middle point of all sales, meaning it is not skewed by a few very expensive or very cheap properties that can distort the overall picture.
We are writing this as of the first half of 2026, using the latest data collected from authoritative Dutch sources like Statistics Netherlands (CBS) and the Kadaster, which we manually verified for accuracy.
The median housing price in Rotterdam in 2026 is 435,000 euros (approximately $513,000 or €435,000). The average housing price in Rotterdam in 2026 is slightly higher at 460,000 euros (approximately $542,000 or €460,000), reflecting some higher-priced transactions pulling the number up.
About 80% of residential properties sold in Rotterdam in 2026 fall within a price range of 270,000 to 750,000 euros (approximately $318,000 to $884,000).
A realistic entry-level price range in Rotterdam in 2026 is 200,000 to 260,000 euros ($236,000 to $306,000), which typically gets you an older studio or compact one-bedroom apartment of 30 to 45 square meters in areas like Charlois or outer IJsselmonde, often needing energy upgrades.
Luxury properties in Rotterdam in 2026 typically range from 1.2 million to 2.5 million euros ($1.4 million to $2.95 million), and at this level you can expect penthouses or large canal-style townhouses of 150 to 250 square meters in prime areas like Kralingen or Kop van Zuid, often with waterfront views, parking, and terraces.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Rotterdam.
Are Rotterdam property listing prices close to the actual sale price in 2026?
In Rotterdam in 2026, the final sale price is estimated to be about 4% higher than the listing price on average.
This positive gap exists because housing supply remains tight, especially for family-friendly homes in central or well-connected neighborhoods, which triggers competitive bidding among buyers. The difference varies most for single-family homes in popular areas like Kralingen or Hillegersberg, where overbidding can reach 8% or more, while slower-moving apartments in outer districts sometimes sell at or below asking price.
Get fresh and reliable information about the market in Rotterdam
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What is the price per sq m or per sq ft for properties in Rotterdam in 2026?
As of early 2026, the median housing price per square meter in Rotterdam is 4,900 euros ($5,775 or €4,900 per sqm), which equals about 455 euros per square foot ($537 per sqft). The average price per square meter in Rotterdam is 5,200 euros ($6,130 or €5,200 per sqm), or roughly 483 euros per square foot ($569 per sqft).
Small to medium renovated apartments in central, well-connected neighborhoods like Centrum, Kralingen, or Blijdorp tend to have the highest price per square meter in Rotterdam in 2026, while larger dated units or peripheral single-family homes farther from the city center typically have the lowest price per square meter due to longer commutes and renovation needs.
In Rotterdam in 2026, the highest prices per square meter are found in neighborhoods like Kralingen-Crooswijk, Hillegersberg-Schiebroek, and Centrum, where prices typically range from 6,000 to 8,000 euros per sqm. The lowest prices per square meter are found in areas like Charlois and IJsselmonde, where prices range from 3,200 to 4,500 euros per sqm.
How have property prices evolved in Rotterdam?
Compared to one year ago in January 2025, Rotterdam housing prices have increased by about 6% in nominal terms (around 3% when adjusted for inflation). This growth is driven by continued tight supply in desirable neighborhoods and improved buyer confidence as mortgage rate concerns from 2023 have eased.
Compared to ten years ago in 2016, Rotterdam housing prices have risen by approximately 133% in nominal terms (about 84% in real, inflation-adjusted terms). This dramatic increase reflects a decade-long housing shortage combined with Rotterdam's urban transformation through transit improvements, waterfront redevelopment, and neighborhood upgrades that have attracted more residents and investors.
By the way, we've written a blog article detailing the latest updates on property price variations in Rotterdam.
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 Rotterdam.
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 Rotterdam in 2026?
Rotterdam's housing market in 2026 is dominated by apartments at roughly 65% of listings, followed by terraced or row houses at 20%, corner houses at 7%, semi-detached homes at 4%, and detached houses at only 2%, because the city's dense urban structure and historical development favored multi-family buildings over standalone homes.
Average prices by property type in Rotterdam as of the first half of 2026 are: apartments at 390,000 euros ($460,000), terraced or row houses at 470,000 euros ($554,000), corner houses at 550,000 euros ($648,000), semi-detached homes at 650,000 euros ($766,000), and detached houses at 900,000 euros ($1.06 million). Townhouses and loft conversions in prime locations average around 520,000 euros ($613,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Rotterdam?
- How much should you pay for an apartment in Rotterdam?
How do property prices compare between existing and new homes in Rotterdam in 2026?
New-build properties in Rotterdam in 2026 carry a premium of approximately 12% per square meter compared to similar existing homes.
This premium exists because new construction offers better energy performance (often A-label or higher), modern layouts with features like balconies and parking, and lower immediate maintenance costs, which buyers are willing to pay extra for to avoid renovation surprises.
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How do property prices vary by neighborhood in Rotterdam in 2026?
Kralingen-Crooswijk is popular with families and expats for its leafy streets, proximity to Erasmus University, and village-like atmosphere with cafes and parks. Prices here in January 2026 range from 600,000 to 1.1 million euros ($707,000 to $1.3 million) for renovated two to three bedroom apartments and townhouses, reflecting the area's reputation as one of Rotterdam's most desirable residential neighborhoods.
Centrum offers excellent walkability, public transit connections, nightlife, and modern apartment towers that appeal to young professionals and urban-minded buyers. Prices in Rotterdam's city center in January 2026 range from 450,000 to 950,000 euros ($530,000 to $1.12 million), with the wide range reflecting everything from compact studios to spacious high-floor units.
Kop van Zuid and Katendrecht represent "new Rotterdam" with their waterfront location, modern architecture, and skyline views that attract expats and design-conscious buyers. Prices in these areas in January 2026 range from 500,000 to 1.2 million euros ($589,000 to $1.41 million), commanding premiums for newer construction, larger terraces, and direct water access.
You will find a much more detailed analysis by areas in our property pack about Rotterdam. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Kralingen-Crooswijk | Expat / Family | €600k-€1.1M / $707k-$1.3M | €6,000-€8,000 / $7,070-$9,430 | €557-€743 / $656-$875 |
| Hillegersberg-Schiebroek | Family / Schools | €550k-€1.2M / $648k-$1.41M | €5,800-€7,500 / $6,835-$8,840 | €539-€697 / $635-$821 |
| Centrum | Commute / Lifestyle | €450k-€950k / $530k-$1.12M | €5,700-€8,000 / $6,720-$9,430 | €530-€743 / $624-$875 |
| Kop van Zuid / Katendrecht | Expat / New-build | €500k-€1.2M / $589k-$1.41M | €5,800-€8,500 / $6,835-$10,020 | €539-€789 / $635-$930 |
| Blijdorp | Popular / Parks | €400k-€800k / $471k-$943k | €5,200-€6,800 / $6,130-$8,015 | €483-€632 / $569-$745 |
| Noord (Liskwartier/Bergpolder) | Popular / Value | €350k-€650k / $412k-$766k | €4,800-€6,200 / $5,660-$7,310 | €446-€576 / $525-$679 |
| Delfshaven | Value / Character | €280k-€520k / $330k-$613k | €4,000-€5,200 / $4,715-$6,130 | €372-€483 / $438-$569 |
| Feijenoord | Growth / Mixed | €260k-€500k / $306k-$589k | €3,600-€4,900 / $4,245-$5,775 | €334-€455 / $394-$536 |
| Charlois | Entry / Budget | €220k-€420k / $259k-$495k | €3,200-€4,400 / $3,770-$5,185 | €297-€409 / $350-$482 |
| IJsselmonde | Family / Budget | €240k-€450k / $283k-$530k | €3,300-€4,500 / $3,890-$5,305 | €307-€418 / $361-$492 |
| Prins Alexander | Commute / Suburban | €275k-€525k / $324k-$619k | €3,500-€4,800 / $4,125-$5,660 | €325-€446 / $383-$525 |
| Overschie | Mixed / Quieter | €300k-€550k / $354k-$648k | €3,800-€5,000 / $4,480-$5,895 | €353-€465 / $416-$548 |
How much more do you pay for properties in Rotterdam when you include renovation work, taxes, and fees?
When buying a property in Rotterdam in 2026, buyers should expect to pay between 4% and 27% on top of the purchase price, depending on the condition of the property and extent of renovation needed.
For a property around $200,000 (approximately 170,000 euros) in Rotterdam, you would typically add about 5% in taxes and fees (around 8,500 euros or $10,000) plus a light renovation budget of perhaps 10,000 euros ($11,800) if needed. This brings your total cost to roughly 188,500 euros ($222,000), about 11% above the purchase price.
For a property around $500,000 (approximately 424,000 euros) in Rotterdam, expect to add about 5.5% in transaction costs (around 23,300 euros or $27,500) plus a medium renovation of 35,000 euros ($41,000) for updates like a new kitchen or bathroom. Your total comes to approximately 482,000 euros ($568,000), about 14% above the purchase price.
For a property around $1,000,000 (approximately 848,000 euros) in Rotterdam, transaction costs of about 5% (42,400 euros or $50,000) plus heavier renovation work of 100,000 to 120,000 euros ($118,000 to $141,000) for significant upgrades brings your total to roughly 1 million to 1.01 million euros ($1.18 to $1.19 million), about 19% to 21% above the purchase price.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Rotterdam
| Expense | Category | Estimated Cost and Explanation |
|---|---|---|
| Transfer tax (owner-occupier) | Tax | 2% of the purchase price. For a typical Rotterdam purchase of 460,000 euros, this equals 9,200 euros ($10,845). This rate applies to homes you will live in yourself. |
| Notary and land registry fees | Fees | 600 to 1,800 euros ($707 to $2,120). The exact amount depends on the complexity of your transaction and the notary you choose. Always request quotes from multiple notaries. |
| Property valuation (taxatie) | Fees | 500 to 900 euros ($589 to $1,060). Required by most mortgage lenders to confirm the property's market value. Prices vary by property size and valuer. |
| Mortgage advice and arrangement | Fees | 1,500 to 3,500 euros ($1,770 to $4,125). Covers the cost of a mortgage advisor who helps you find the best loan terms. Some buyers skip this but it is recommended for expats. |
| Light renovation (cosmetic updates) | Renovation | 7,000 to 15,000 euros ($8,250 to $17,680). Covers painting, flooring updates, and minor fixes. Typical for properties in reasonable condition that just need freshening up. |
| Medium renovation (kitchen/bathroom) | Renovation | 25,000 to 60,000 euros ($29,470 to $70,730). Includes replacing a kitchen or bathroom, upgrading electrical systems, or improving insulation. Common for older Rotterdam apartments. |
| Heavy renovation (structural work) | Renovation | 60,000 to 150,000+ euros ($70,730 to $176,800+). For major work like extensions, full rewiring, new heating systems, or converting spaces. Consult contractors for accurate quotes. |
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 Rotterdam in 2026 with different budgets?
With $100,000 (approximately 85,000 euros), there is not really a mainstream housing market in Rotterdam in January 2026, as this budget falls below even the most affordable apartments; you might find a parking space or a very unusual auction property, but not a typical livable home.
With $200,000 (approximately 170,000 euros) in Rotterdam in January 2026, you could find a studio of 25 to 30 square meters in outer Charlois, a small one-bedroom of 30 to 40 square meters in outer IJsselmonde needing energy upgrades, or a compact apartment of 35 to 45 square meters in outer Prins Alexander with a weaker owners' association.
With $300,000 (approximately 255,000 euros) in Rotterdam in January 2026, you could purchase a one-bedroom of 45 to 55 square meters in Delfshaven, a two-bedroom of 55 to 65 square meters in Feijenoord's mixed pockets, or a one to two bedroom of 55 to 70 square meters in Charlois depending on layout and condition.
With $500,000 (approximately 424,000 euros) in Rotterdam in January 2026, you could buy a two-bedroom of 70 to 85 square meters in Noord (Liskwartier or Bergpolder), a renovated two-bedroom of 70 to 90 square meters in Blijdorp near the zoo and parks, or a small terraced house of 90 to 110 square meters in Prins Alexander as a family starter home.
With $1,000,000 (approximately 848,000 euros) in Rotterdam in January 2026, you could afford a large renovated apartment of 110 to 140 square meters in Kralingen, a family house of 130 to 170 square meters in Hillegersberg near good schools, or a newer high-floor apartment of 110 to 150 square meters in Kop van Zuid with waterfront views.
With $2,000,000 (approximately 1.7 million euros) in Rotterdam in January 2026, you could purchase a penthouse of 160 to 220 square meters on the Kop van Zuid waterfront, a large townhouse of 200 to 260 square meters in prime Kralingen, or a detached family home on a premium plot in Hillegersberg.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Rotterdam.
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 |
|---|---|---|
| Statistics Netherlands (CBS) House Price Index | The official Dutch statistics agency using near-complete notary transaction data from Kadaster and WOZ valuations. | We used it to anchor price growth figures (1-year and 10-year changes) specifically for Rotterdam. We then applied this growth to current price levels to estimate January 2026 values. |
| CBS/Kadaster Methodology Documentation | It explains the official method and key caveats about how average prices can shift with the mix of homes sold. | We used it to distinguish between average sold prices and true market inflation. We relied on the index for price changes and transaction sources for what people actually paid. |
| CBS Kerncijfers Wijken en Buurten 2024 | Official CBS neighborhood data that is consistent across the country and designed for local comparisons. | We used it to map which Rotterdam areas are structurally cheaper or pricier. We also used it to estimate the property type mix across Rotterdam neighborhoods. |
| Dutch Government Transfer Tax Rates | The official government source for legal tax rates in the Netherlands. | We used it for buyer cost estimates in the transaction fees section. We also verified the January 2026 rates to keep the article time-consistent. |
| European Central Bank EUR/USD Rate | The Eurozone central bank's published reference rate series used globally for currency conversion. | We used it to convert all euro prices into US dollars using the late December 2025 reference rate. We kept conversions consistent throughout the entire article. |
| Vereniging Eigen Huis Renovation Costs | The Netherlands' major homeowner association that publishes consumer-facing cost benchmarks at current price levels. | We used it to estimate realistic renovation add-ons for kitchens, bathrooms, and extensions. We translated those into percentage examples on typical Rotterdam purchase prices. |
| Ikbenfrits Overbidding Monitor Rotterdam | A large Dutch mortgage platform that publishes city-level, data-driven overbidding statistics with transparent methodology. | We used it to estimate the gap between asking and final prices in Rotterdam. We also used its Rotterdam averages as a cross-check against our transaction price estimates. |
| CBS Consumer Price Index | The official Dutch inflation measurement used as a standard deflator for economic calculations. | We used it to calculate real (inflation-adjusted) price changes over the 1-year and 10-year periods. This gives readers a clearer picture of actual purchasing power changes. |
| Kadaster (Land Registry) | The Dutch land registry that records all property transactions and ownership changes nationwide. | We used Kadaster data indirectly through CBS sources to ensure transaction prices reflect actual registered sales rather than listing prices. |
| Funda | The dominant Dutch property listing platform where over 90% of homes are advertised for sale. | We used Funda listings to cross-check current asking prices and property availability across Rotterdam neighborhoods. |
| NVM (Dutch Association of Real Estate Agents) | The largest professional association of real estate agents in the Netherlands with comprehensive market data. | We consulted NVM market reports to verify transaction volumes and price trends across different property types in Rotterdam. |
| De Nederlandsche Bank (DNB) | The Dutch central bank that monitors financial stability including housing market developments. | We used DNB reports to understand mortgage market conditions and their impact on Rotterdam buyer behavior in 2025-2026. |
| Municipality of Rotterdam | The official city government source for local planning, zoning, and neighborhood development information. | We consulted municipal sources to understand neighborhood characteristics and ongoing development projects affecting property values. |
| CPB Netherlands Bureau for Economic Policy Analysis | The Dutch government's independent economic research institute that produces housing market forecasts. | We used CPB forecasts to contextualize Rotterdam price trends within broader Dutch economic conditions. |
| Rijksoverheid (Central Government) | The official Dutch government portal for legislation, regulations, and policy announcements. | We verified current housing regulations and tax policies that affect property purchases in Rotterdam. |
| De Hypotheker | One of the largest independent mortgage advisory chains in the Netherlands with published market insights. | We consulted their resources to understand typical mortgage costs and buyer fee structures in the Rotterdam market. |
| Koninklijke Notariele Beroepsorganisatie | The Royal Dutch Association of Civil-law Notaries that sets standards for property transaction procedures. | We used their guidance to estimate notary fees and understand the legal process of buying property in Rotterdam. |
| Woonbond | The Dutch tenants' association that also publishes research on the broader housing market. | We consulted their publications to understand the rental-to-ownership dynamics affecting Rotterdam property demand. |
| Pararius | A major Dutch rental platform that also tracks property market trends and expat housing patterns. | We used Pararius data to understand which Rotterdam neighborhoods are popular with expats and international buyers. |
| VBO Makelaar | A professional association of real estate agents providing market statistics and agent guidance. | We cross-referenced their market reports with NVM data to ensure comprehensive coverage of Rotterdam transactions. |
| Belastingdienst (Dutch Tax Authority) | The official tax authority that administers transfer tax and property-related taxation in the Netherlands. | We verified current transfer tax rates and any exemptions applicable to first-time buyers in Rotterdam. |
| Planbureau voor de Leefomgeving (PBL) | The Netherlands Environmental Assessment Agency that researches urban development and housing demand. | We used PBL research to understand long-term housing demand trends and supply constraints in the Rotterdam region. |
| ABN AMRO Housing Market Research | One of the largest Dutch banks that publishes detailed housing market analyses and forecasts. | We consulted their quarterly reports to verify Rotterdam-specific price trends and market momentum indicators. |
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