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
Rotterdam remains one of the most affordable major cities in the Netherlands for buying an apartment, but "affordable" is relative when you factor in closing costs, overbidding, and the cash you actually need to close a deal.
We constantly update this blog post to reflect the latest market conditions, official data releases, and on-the-ground realities for apartment buyers in Rotterdam.
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 apartment buyers in 2026 typically need 8 to 10% of the purchase price in cash to cover closing costs and potential overbidding, even though Dutch mortgages can finance up to 100% of the property value.
- The price gap between Rotterdam's cheapest and most expensive neighborhoods exceeds €2,000 per square meter, which means a 75 square meter apartment can cost €150,000 more just by crossing a few streets.
- New-build apartments in Rotterdam carry a premium of roughly 12 to 25% per square meter compared to resale apartments, reflecting better energy labels, modern insulation, and lower immediate maintenance needs.
- Rotterdam's VvE (homeowner association) fees have been rising steadily, and a typical apartment now costs around €160 per month in monthly contributions, with older buildings or those with elevators often charging significantly more.
- Katendrecht has transformed into one of Rotterdam's trendiest neighborhoods, with average asking prices around €5,029 per square meter and properties selling in just 27 days on average.
- Rotterdam's property tax (OZB) for homeowners in 2026 is calculated at 0.0643% of the WOZ value, which translates to roughly €190 to €250 annually for a typical apartment.
- Budget-conscious first-time buyers in Rotterdam often find better value in neighborhoods like Oud-Charlois, Lombardijen, and Carnisse, where prices per square meter can run 20 to 30% below the city average.
- Rotterdam apartment prices rose around 8 to 9% in 2025, but major Dutch banks expect growth to slow to 4 to 5% in 2026 as wage growth moderates and more former rental properties come to market.
How much do apartments really cost in Rotterdam in 2026?
What's the average and median apartment price in Rotterdam in 2026?
As of January 2026, the average apartment price in Rotterdam is approximately €390,000 (around $410,000 or £325,000), while the median sits closer to €335,000 (about $350,000 or £280,000) because the market includes a mix of mid-range units and a smaller share of luxury stock that pulls the average upward.
When it comes to price per square meter, Rotterdam apartments average around €4,900 to €5,200 per square meter (roughly $5,150 to $5,460 or about €455 per square foot), though this figure varies significantly depending on whether you are looking at central locations or outer neighborhoods.
For most standard apartments in Rotterdam in 2026, you can expect prices to fall within a range of €280,000 to €450,000 (approximately $295,000 to $475,000), which covers everything from compact one-bedroom units in developing areas to spacious two-bedroom apartments in established neighborhoods.
How much is a studio apartment in Rotterdam in 2026?
As of January 2026, a typical studio apartment in Rotterdam costs around €145,000 (approximately $152,000 or £121,000), assuming a standard size of about 35 square meters in a mainstream neighborhood.
Entry-level to mid-range studios in Rotterdam generally fall between €120,000 and €160,000 (roughly $126,000 to $168,000), while high-end or luxury studio apartments in prime locations like Centrum or Katendrecht can reach €180,000 to €220,000 (about $190,000 to $230,000) or more.
Studio apartments in Rotterdam typically range from 25 to 40 square meters, with 30 to 35 square meters being the most common size for older buildings, while newer micro-units can be as compact as 20 to 25 square meters.
How much is a one-bedroom apartment in Rotterdam in 2026?
As of January 2026, a typical one-bedroom apartment in Rotterdam costs around €230,000 (approximately $242,000 or £192,000), based on an average size of about 55 square meters.
Entry-level to mid-range one-bedroom apartments in Rotterdam typically range from €200,000 to €270,000 (roughly $210,000 to $284,000), while high-end or luxury one-bedroom apartments in desirable neighborhoods like Kralingen or Lloydkwartier can command €300,000 to €380,000 (about $315,000 to $400,000).
One-bedroom apartments in Rotterdam generally measure between 45 and 60 square meters, with 50 to 55 square meters being the standard layout in most residential buildings across the city.
How much is a two-bedroom apartment in Rotterdam in 2026?
As of January 2026, a typical two-bedroom apartment in Rotterdam costs around €310,000 (approximately $326,000 or £259,000), which is the most sought-after category for young couples and small families.
Entry-level to mid-range two-bedroom apartments in Rotterdam generally fall between €280,000 and €360,000 (roughly $295,000 to $378,000), while high-end or luxury two-bedroom apartments in premium areas like Katendrecht or Hillegersberg can reach €400,000 to €550,000 (about $420,000 to $578,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Rotterdam.
How much is a three-bedroom apartment in Rotterdam in 2026?
As of January 2026, a typical three-bedroom apartment in Rotterdam costs around €430,000 (approximately $452,000 or £359,000), based on an average size of about 100 to 110 square meters.
Entry-level to mid-range three-bedroom apartments in Rotterdam typically range from €380,000 to €480,000 (roughly $400,000 to $504,000), while high-end or luxury three-bedroom apartments in sought-after neighborhoods can command €550,000 to €750,000 (about $578,000 to $788,000) or more.
Three-bedroom apartments in Rotterdam usually measure between 90 and 120 square meters, with older buildings sometimes offering larger floor plans at lower prices per square meter than newer construction.
What's the price gap between new and resale apartments in Rotterdam in 2026?
As of January 2026, new-build apartments in Rotterdam typically cost 12 to 25% more per square meter than comparable resale apartments, with the premium reflecting better energy performance, modern insulation, and warranties.
The estimated average price per square meter for new-build apartments in Rotterdam ranges from €5,100 to €5,700 (approximately $5,355 to $5,985), depending on the specific development and neighborhood location.
Resale apartments in Rotterdam average around €4,000 to €4,200 per square meter (roughly $4,200 to $4,410), though prime neighborhoods command higher rates while outer districts can fall below this range.
Make a profitable investment in Rotterdam
Better information leads to better decisions. Save time and money. Download our guide.
Can I afford to buy in Rotterdam in 2026?
What's the typical total budget (all-in) to buy an apartment in Rotterdam in 2026?
As of January 2026, the typical all-in budget needed to buy a standard two-bedroom apartment in Rotterdam is approximately €335,000 to €340,000 (around $352,000 to $357,000), which includes the purchase price of about €310,000 plus all buyer costs and a realistic overbidding buffer.
Beyond the purchase price, your all-in budget in Rotterdam must include transfer tax (2% for owner-occupiers), notary and deed registration costs (around €1,300), mortgage advice fees (€2,000 to €2,300), valuation costs (€500 to €1,000), and potentially 3 to 7% extra for overbidding in competitive segments.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Rotterdam property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Rotterdam.
What down payment is typical to buy in Rotterdam in 2026?
As of January 2026, the typical down payment needed to buy an apartment in Rotterdam is effectively 8 to 10% of the purchase price in cash (around €25,000 to €35,000 for a €310,000 apartment), even though Dutch mortgages can technically finance 100% of the property value.
Most banks in the Netherlands allow mortgages up to 100% of the appraised value, meaning the minimum "down payment" is technically zero, but buyers still need cash for closing costs and any amount they bid above the valuation.
To secure favorable mortgage terms and avoid financing stress, financial advisors in Rotterdam typically recommend having at least 10% of the purchase price available in savings, which provides a buffer for both transaction costs and competitive bidding situations.
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 Rotterdam in 2026?
How much does the price per m² for apartments vary by neighborhood in Rotterdam in 2026?
As of January 2026, the price per square meter for apartments in Rotterdam varies dramatically, ranging from around €3,200 in the most affordable areas to over €7,000 per square meter (roughly $3,360 to $7,350) in premium neighborhoods.
The most affordable neighborhoods in Rotterdam for apartment buyers include Charlois, IJsselmonde, and parts of Feijenoord, where prices typically range from €3,200 to €4,000 per square meter (about $3,360 to $4,200), offering entry points for budget-conscious buyers.
The most expensive neighborhoods in Rotterdam are Kralingen, Hillegersberg, the Centrum, and waterfront areas like Lloydkwartier and Katendrecht, where prices range from €5,000 to €7,000 per square meter (approximately $5,250 to $7,350) or higher for luxury developments.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Rotterdam.
What neighborhoods are best for first-time buyers on a budget in Rotterdam in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Rotterdam are Oud-Charlois, Lombardijen, and Carnisse, all located in the southern part of the city where prices per square meter run 20 to 30% below the city average.
In these budget-friendly Rotterdam neighborhoods, apartment prices typically range from €180,000 to €280,000 (approximately $190,000 to $295,000), making homeownership achievable for buyers with more limited savings.
These neighborhoods offer good public transport connections to the city center, access to parks and green spaces like Zuiderpark, and a growing selection of local shops and restaurants as the areas continue to develop.
The main trade-off for buying in these budget-friendly Rotterdam neighborhoods is that some areas have older building stock requiring energy upgrades, and buyers should carefully review the financial health of the VvE (homeowner association) before committing.
Which neighborhoods have the fastest-rising apartment prices in Rotterdam in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Rotterdam are Katendrecht, Lloydkwartier, and Oude Noorden, all of which have seen strong demand from young professionals and investors.
These fast-appreciating Rotterdam neighborhoods have experienced year-over-year price increases of approximately 8 to 12%, outpacing the overall Rotterdam market growth of around 6 to 7%.
The main driver behind the rapid price growth in these neighborhoods is the combination of urban redevelopment projects, improved amenities like restaurants and cultural venues, and proximity to the city center with better-than-average transport connections.
You can also read our latest update about property price forecasts in Rotterdam.
Don't lose money on your property in Rotterdam
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 Rotterdam in 2026?
What are all the buyer closing costs when you buy an apartment in Rotterdam?
The estimated total buyer closing cost for a typical apartment purchase in Rotterdam ranges from €9,000 to €15,000 (approximately $9,450 to $15,750), depending on the purchase price and your choice of mortgage advisor and optional services.
The main categories of closing costs buyers must pay in Rotterdam include transfer tax (overdrachtsbelasting), notary fees for the transfer and mortgage deeds, Land Registry (Kadaster) registration fees, mortgage advice and arrangement fees, and property valuation costs.
The largest closing cost expense for buyers in Rotterdam is typically the transfer tax, which at 2% for owner-occupiers amounts to €6,200 on a €310,000 apartment, representing roughly half or more of total closing costs.
Some closing costs in Rotterdam are negotiable or can vary between transactions, particularly mortgage advice fees (which range from €1,500 to €3,000 depending on the advisor) and optional services like buyer's agent fees or technical building inspections.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Rotterdam?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Rotterdam is 3 to 5%, with 4% being a reasonable middle estimate for a standard purchase with a mortgage.
The realistic low-to-high percentage range that covers most standard transactions in Rotterdam runs from about 3% (for buyers with minimal optional services) to 5% or slightly higher (for those using buyer's agents and comprehensive inspection services).
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Rotterdam in 2026?
What are typical HOA fees in Rotterdam right now?
The estimated typical monthly VvE (homeowner association) fee for apartments in Rotterdam is around €160 (approximately $168 or £134), which covers shared building maintenance, insurance contributions, and reserve fund contributions.
The realistic range of VvE fees in Rotterdam runs from about €80 to €100 per month for basic older buildings with minimal amenities, up to €250 to €400 per month (roughly $260 to $420) for newer buildings with elevators, parking facilities, or concierge services.
What utilities should I budget monthly in Rotterdam right now?
The estimated total monthly utility cost for a typical apartment in Rotterdam is around €200 to €250 (approximately $210 to $260), covering electricity, gas or district heating, and water.
The realistic range of monthly utility costs in Rotterdam runs from about €150 for a small, well-insulated apartment with low consumption, up to €350 or more (roughly $160 to $370) for larger apartments with older heating systems or higher usage.
The specific utilities included in the typical monthly budget for Rotterdam apartments are electricity, heating (gas, district heating, or heat pump), water, and often internet, though internet is usually billed separately at around €40 to €60 per month.
The most expensive utility for apartment owners in Rotterdam is typically heating, especially for apartments with lower energy labels (D, E, or below), where gas or heating costs can account for 60 to 70% of the total utility bill.
How much is property tax on apartments in Rotterdam?
The estimated typical annual property tax (OZB) for an apartment in Rotterdam is around €190 to €250 (approximately $200 to $260), based on the city's 2026 owner rate applied to typical apartment WOZ values.
Rotterdam's property tax for homeowners in 2026 is calculated at 0.0643% of the WOZ value (the government-assessed property value), which is set annually by the municipality based on market conditions.
The realistic range of annual property tax in Rotterdam runs from about €130 for smaller apartments with lower WOZ values (around €200,000) up to €400 or more (roughly $135 to $420) for larger or premium apartments valued above €600,000.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Rotterdam.
What's the yearly building maintenance cost in Rotterdam?
The estimated typical yearly building maintenance cost for apartment owners in Rotterdam is around €1,900 to €2,400 (approximately $2,000 to $2,520), which is primarily paid through the monthly VvE contributions.
The realistic range of yearly maintenance costs in Rotterdam runs from about €1,000 for newer buildings with minimal immediate needs, up to €3,500 or more (roughly $1,050 to $3,675) for older buildings requiring more frequent repairs or those building up larger reserve funds.
Building maintenance costs in Rotterdam typically cover exterior repairs, roof maintenance, stairwell and hallway upkeep, elevator servicing (if applicable), building insurance, and contributions to a long-term maintenance reserve fund.
In Rotterdam, building maintenance costs are included in the VvE fees rather than charged separately, though poorly funded VvE associations may levy special assessments for major repairs like facade renovation or roof replacement.
How much does home insurance cost in Rotterdam?
The estimated typical annual home insurance cost for an apartment in Rotterdam is around €200 to €350 (approximately $210 to $370), depending on whether you need building insurance (opstalverzekering) individually or if it is covered by your VvE.
The realistic range of annual home insurance costs in Rotterdam runs from about €100 for contents-only coverage (inboedelverzekering) up to €500 or more (roughly $105 to $525) for comprehensive building and contents coverage on higher-value properties.
Building insurance (opstalverzekering) is effectively mandatory for apartment owners in Rotterdam since mortgage lenders require it, though in most apartment buildings the VvE arranges building coverage collectively and you pay your share through monthly VvE fees.
Get fresh and reliable information about the market in Rotterdam
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 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 | CBS is the Netherlands' official statistics agency and its housing indices are used by government and banks. | We used it to anchor how prices have moved for newly built vs existing homes. We then applied this to estimate Rotterdam's new vs resale apartment gap. |
| CBS - Monthly House Price Releases | This is an official CBS publication based on CBS/Kadaster transaction data. | We used it to ground the late-2025 price trend going into 2026. We used it to check whether our January 2026 estimates are directionally consistent. |
| De Nederlandsche Bank (DNB) - Housing Market Outlook | DNB is the Dutch central bank and publishes macro forecasts used across the market. | We used it to frame expected national house price growth into 2026. We used it to avoid assuming extreme scenarios when projecting Rotterdam prices. |
| Rabobank - Housing Market Quarterly | Rabobank is a major Dutch bank with detailed quarterly housing market analysis. | We used it to validate 2026 price growth expectations of 4 to 5%. We used it to understand transaction volume trends affecting Rotterdam. |
| ING - 2026 Housing Market Forecast | ING is a major Dutch bank with a dedicated economics team and transparent forecast notes. | We used it as a second lens on 2026 price growth expectations. We used it to cross-check DNB and Rabobank projections. |
| Funda - Rotterdam Market Data | Funda is the largest Dutch housing platform with comprehensive listings data. | We used it to estimate early-2026 asking prices and asking price per square meter for Rotterdam apartments. We adjusted to approximate typical transaction prices. |
| Vereniging Eigen Huis - Kosten Koper Guide | Vereniging Eigen Huis is a major Dutch homeowner association and mainstream reference for buying costs. | We used it to cross-check what is normally included in buyer costs. We used it to ensure we didn't miss standard line items like tax, notary, and Kadaster fees. |
| Notaris.nl - Buyer Costs Overview | Notaris.nl is an established notary-sector information site focused on legal transaction steps. | We used it for realistic notary, mortgage deed, and transfer deed cost ranges. We used it to keep our closing cost estimates grounded in Dutch practice. |
| Consumentenbond - Mortgage Advice Fees | The Consumentenbond is a long-standing Dutch consumer organization with clear fee comparisons. | We used it to estimate typical mortgage advice and brokerage costs for Rotterdam buyers. We used it in our all-in budget and closing cost calculations. |
| Rotterdam - OZB Property Tax Ordinance 2026 | This is an official municipal legal text published on the Dutch government regulation portal. | We used it to take the exact 2026 Rotterdam OZB owner rate for homes. We calculated annual property tax from typical apartment WOZ values. |
| Rotterdam - Sewer Charge Ordinance 2026 | This is the official 2026 Rotterdam regulation that sets sewer charge amounts. | We used it to pull 2026 fixed sewer charge amounts. We used it as a direct input to yearly owner running costs. |
| Rotterdam - Waste Charge Ordinance 2026 | This is the official 2026 Rotterdam regulation that sets household waste charges. | We used it to pull the exact 2026 waste charge by household size. We included it in ongoing cost calculations for apartment owners. |
| Nibud - Energy and Water Costs | Nibud is the Netherlands' independent budget information institute used by consumers and policymakers. | We used it to set a realistic monthly utility budget range for Rotterdam apartment households. We used it so our utilities estimate is based on real data. |
| Independer - Building Insurance Pricing | Independer is a major Dutch comparison platform with transparent example calculations. | We used it to anchor plausible monthly insurance ranges in January 2026. We used it as a market check for the insurance line item. |
| VvE.nl - HOA Contribution Research | VvE.nl is a specialized HOA resource and clearly cites third-party studies with concrete numbers. | We used it to estimate typical monthly VvE contributions for standard apartment sizes. We used it to ensure HOA fee estimates are realistic. |
| DMFCO - Dutch Mortgage Market Analysis | DMFCO is a specialized Dutch mortgage investor with detailed quarterly market reports. | We used it to understand mortgage lending conditions and down payment realities. We used it to confirm NHG limit increases for 2026. |
| ABN AMRO - Housing Price Forecast | ABN AMRO is a major Dutch bank with dedicated real estate economics research. | We used it to cross-validate 2026 price growth projections. We used it to understand regional price variation patterns. |
| M4H Rotterdam - Urban Development | M4H is an official Rotterdam area development program with detailed transformation plans. | We used it to identify emerging neighborhoods with price growth potential. We used it to inform our fastest-rising neighborhoods analysis. |
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