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 more accessible cities in the Dutch Randstad for buyers looking for actual houses rather than apartments.
We constantly update this blog post to reflect the latest Rotterdam housing market data and trends.
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.
How much do houses cost in Rotterdam as of 2026?
What's the median and average house price in Rotterdam as of 2026?
As of early 2026, the average house price in Rotterdam sits around 575,000 euros (approximately 620,000 USD), while the median house price is closer to 530,000 euros (around 570,000 USD).
The typical price range covering roughly 80% of house sales in Rotterdam falls between 430,000 and 700,000 euros (about 465,000 to 755,000 USD).
The gap between the median and average prices in Rotterdam reveals that expensive family homes in premium neighborhoods like Kralingse Bos and Hillegersberg pull the average up, while most buyers actually purchase homes below that figure.
At the median price of around 530,000 euros in Rotterdam, a buyer can typically expect a well-maintained terraced house (rijwoning) with about 100 to 120 square meters of living space and three bedrooms in a solid middle-class neighborhood.
What's the cheapest livable house budget in Rotterdam as of 2026?
As of early 2026, the minimum budget for a livable house in Rotterdam is around 275,000 to 325,000 euros (approximately 295,000 to 350,000 USD).
At this entry-level price point in Rotterdam, "livable" typically means a smaller terraced house that may need cosmetic updates but has functioning basics like heating, plumbing, and a roof in reasonable condition.
These cheapest livable houses in Rotterdam are usually found in neighborhoods like Bloemhof, Zuidwijk, Pendrecht, Beverwaard, and Lombardijen, which are located in the southern parts of the city.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Rotterdam here.
How much do 2 and 3-bedroom houses cost in Rotterdam as of 2026?
As of early 2026, a typical 2-bedroom house in Rotterdam costs around 450,000 to 520,000 euros (485,000 to 560,000 USD), while a 3-bedroom house typically runs between 580,000 and 680,000 euros (625,000 to 735,000 USD).
The realistic price range for a 2-bedroom house in Rotterdam spans from about 400,000 to 560,000 euros (430,000 to 605,000 USD), depending on location and condition.
For a 3-bedroom house in Rotterdam, buyers should expect a realistic price range of 520,000 to 740,000 euros (560,000 to 800,000 USD).
Moving from a 2-bedroom to a 3-bedroom house in Rotterdam typically adds a premium of about 100,000 to 150,000 euros (roughly 25% to 30% more), largely because 3-bedroom homes tend to have 20 to 30 extra square meters of living space.
How much do 4-bedroom houses cost in Rotterdam as of 2026?
As of early 2026, a typical 4-bedroom house in Rotterdam costs between 750,000 and 1,050,000 euros (approximately 810,000 to 1,135,000 USD).
For a 5-bedroom house in Rotterdam, buyers should expect a realistic price range of 950,000 to 1,400,000 euros (about 1,025,000 to 1,510,000 USD).
A 6-bedroom house in Rotterdam, which is quite rare and often found in premium locations with larger plots, typically costs between 1,200,000 and 1,800,000 euros (1,295,000 to 1,945,000 USD) or more.
Please note that we give much more detailed data in our pack about the property market in Rotterdam.
How much do new-build houses cost in Rotterdam as of 2026?
As of early 2026, a typical new-build house in Rotterdam costs between 600,000 and 850,000 euros (approximately 650,000 to 920,000 USD), with larger family formats in prime areas reaching 900,000 euros or more.
New-build houses in Rotterdam typically carry a premium of about 8% to 18% compared to similar older resale houses, which reflects better energy efficiency, modern insulation, lower maintenance needs, and different tax treatment since new-builds include VAT but usually no transfer tax.
How much do houses with land cost in Rotterdam as of 2026?
As of early 2026, a house with meaningful land or a larger garden in Rotterdam typically costs between 650,000 and 1,200,000 euros (approximately 700,000 to 1,295,000 USD), while semi-rural feeling pockets can reach 900,000 to 1,600,000 euros or more.
In Rotterdam, a "house with land" typically means a property with a noticeably larger garden or plot than the standard small city garden, which translates to an uplift of about 15% to 35% compared to a similar house with minimal outdoor space.
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Where are houses cheapest and most expensive in Rotterdam as of 2026?
Which neighborhoods have the lowest house prices in Rotterdam as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Rotterdam include Bloemhof, Zuidwijk, Pendrecht, Beverwaard, Lombardijen, Groot IJsselmonde, Vreewijk, and Landzicht.
In these cheapest Rotterdam neighborhoods, typical house prices range from about 275,000 to 450,000 euros (approximately 295,000 to 485,000 USD).
The main reason these Rotterdam neighborhoods have lower house prices is that they were largely built as post-war social housing developments with simpler construction, and they have historically had weaker school reputations and fewer upscale amenities compared to northern districts.
Which neighborhoods have the highest house prices in Rotterdam as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Rotterdam are Kralingse Bos, Molenlaankwartier, and Hillegersberg (including areas like Zestienhoven and Schieveen).
In these most expensive Rotterdam neighborhoods, typical house prices range from about 650,000 to 1,050,000 euros (approximately 700,000 to 1,135,000 USD), with the best streets and larger homes regularly exceeding 1,100,000 euros.
These Rotterdam neighborhoods command premium prices because they combine mature greenery, proximity to water and parks, excellent primary schools, and a village-like atmosphere that feels distinctly separate from the urban core.
Buyers in these premium Rotterdam neighborhoods are typically dual-income professional families, senior executives at Rotterdam-based multinationals, and expats seeking proximity to international schools like Nord Anglia while still having space and greenery.
How much do houses cost near the city center in Rotterdam as of 2026?
As of early 2026, houses near Rotterdam's city center (around areas like Oude Westen, Cool, and edges of Kralingen-Crooswijk) typically cost between 600,000 and 950,000 euros (approximately 650,000 to 1,025,000 USD), though houses are quite scarce in the apartment-dominated center.
Houses near major transit hubs in Rotterdam, such as Rotterdam Centraal or Blaak station, carry a premium of about 5% to 12% compared to similar houses further from transit, typically pricing around 550,000 to 900,000 euros (595,000 to 970,000 USD).
Houses near top-rated international schools in Rotterdam, such as Nord Anglia International School Rotterdam in Hillegersberg and Rotterdam International Secondary School (RISS) in the Blijdorp area, typically cost between 600,000 and 1,400,000 euros (650,000 to 1,510,000 USD) depending on size.
In expat-popular areas of Rotterdam like Hillegersberg-Schiebroek, Kralingen, Blijdorp, and Nesselande, house prices typically range from 600,000 to 1,200,000 euros (650,000 to 1,295,000 USD).
We actually have an updated expat guide for Rotterdam here.
How much do houses cost in the suburbs in Rotterdam as of 2026?
As of early 2026, a typical house in the suburbs of Rotterdam costs between 475,000 and 750,000 euros (approximately 515,000 to 810,000 USD), though more affordable suburban areas start around 325,000 euros and premium suburban pockets can reach 1,500,000 euros.
Suburban houses in Rotterdam are typically 15% to 30% cheaper than comparable houses near the city center, though this gap narrows significantly in premium green suburbs like Hillegersberg where prices can match or exceed central locations.
The most popular suburbs for house buyers in Rotterdam include Nesselande (for newer family housing with water views), Hillegersberg-Schiebroek (for green space and schools), Ommoord (for affordability with decent amenities), and Prins Alexander (for a balance of space and connectivity).
What areas in Rotterdam are improving and still affordable as of 2026?
As of early 2026, the top areas in Rotterdam that are improving yet still affordable for house buyers include pockets of Charlois, parts of IJsselmonde, edges of Feijenoord and Afrikaanderwijk, and selected streets in Delfshaven.
The current typical house price in these improving but affordable Rotterdam areas ranges from about 325,000 to 550,000 euros (approximately 350,000 to 595,000 USD), depending on the exact block and property condition.
The main sign of improvement driving buyer interest in these Rotterdam areas is visible renovation activity on individual houses combined with new cafes and small businesses opening, plus announced municipal investments in public spaces and connectivity upgrades.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Rotterdam right now?
What are typical buyer closing costs for houses in Rotterdam right now?
The estimated typical total closing cost for house buyers in Rotterdam ranges from about 3% to 6% of the purchase price, depending on whether transfer tax applies and which professionals you use.
The main closing cost categories in Rotterdam include transfer tax at 2% of the purchase price (unless exempt), notary and legal fees of around 1,200 to 2,500 euros (1,300 to 2,700 USD), valuation and mortgage arrangement costs of about 1,500 to 4,000 euros (1,620 to 4,320 USD), and a building inspection of roughly 400 to 900 euros (430 to 970 USD).
The single largest closing cost for most house buyers in Rotterdam is the 2% transfer tax (overdrachtsbelasting), which on a 550,000 euro house amounts to 11,000 euros (about 11,880 USD).
We cover all these costs and what are the strategies to minimize them in our property pack about Rotterdam.
How much are property taxes on houses in Rotterdam right now?
The estimated typical annual property tax (OZB) for a house in Rotterdam ranges from about 225 to 480 euros (245 to 520 USD) per year, depending on the property's WOZ value.
Rotterdam's property tax for owner-occupied homes is calculated by multiplying the WOZ value (the municipality's assessed value of your property) by the 2026 OZB rate of 0.0643%, so a house with a WOZ value of 500,000 euros would pay about 322 euros per year.
If you want to go into more details, we also have a page with all the property taxes and fees in Rotterdam.
How much is home insurance for a house in Rotterdam right now?
The estimated typical annual home insurance cost (opstalverzekering) for a house in Rotterdam ranges from about 300 to 720 euros (325 to 780 USD) per year, with larger or higher-value homes at the upper end.
The main factors affecting home insurance premiums for houses in Rotterdam include the rebuild value of the property, the age and construction type of the house, the neighborhood's risk profile, and any additional coverage options like glass breakage or garden structures.
What are typical utility costs for a house in Rotterdam right now?
The estimated typical total monthly utility cost for a house in Rotterdam ranges from about 200 to 450 euros (215 to 485 USD) per month, covering energy, water, and internet.
The breakdown of main utility categories for houses in Rotterdam typically includes gas and electricity at around 150 to 350 euros per month (depending heavily on the home's energy efficiency), water at about 25 to 40 euros per month, and internet at around 35 to 55 euros per month.
What are common hidden costs when buying a house in Rotterdam right now?
The estimated total of common hidden costs that house buyers in Rotterdam often overlook can range from 5,000 to 25,000 euros (5,400 to 27,000 USD) or more, depending on the property's condition and any deferred maintenance.
Typical inspection fees (bouwkundige keuring) that buyers should expect when purchasing a house in Rotterdam range from about 400 to 900 euros (430 to 970 USD), depending on the size of the house and depth of the inspection.
Other common hidden costs beyond inspections when buying a house in Rotterdam include foundation or ground issue repairs (Rotterdam has areas with known soil challenges), deferred maintenance on roofs and window frames, energy efficiency upgrades like double glazing or insulation, and potential owners' association fees for some townhouse-style developments.
The hidden cost that tends to surprise first-time house buyers the most in Rotterdam is foundation-related work, as many older Rotterdam houses were built on wooden piles that may need assessment or reinforcement, which can cost tens of thousands of euros if issues are discovered after purchase.
You will find here the list of classic mistakes people make when buying a property in Rotterdam.
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What do locals and expats say about the market in Rotterdam as of 2026?
Do people think houses are overpriced in Rotterdam as of 2026?
As of early 2026, most locals and expats in Rotterdam feel that house prices are high relative to what wages can comfortably afford, though many also acknowledge that Rotterdam still offers better value than Amsterdam or Utrecht.
Houses in Rotterdam typically stay on the market for just a few weeks rather than months, which signals ongoing competition and a market that favors sellers in desirable family neighborhoods.
The main reason locals and expats give for feeling house prices are stretched in Rotterdam is that mortgage affordability has tightened due to interest rate changes, while supply of family houses remains limited in the neighborhoods people actually want to live in.
Compared to one or two years ago, sentiment on Rotterdam house prices has shifted from "frantic bidding wars" to "still competitive but slightly more negotiable," as the market has moved from peak frenzy to a steadier pace of price growth.
You'll find our latest property market analysis about Rotterdam here.
Are prices still rising or cooling in Rotterdam as of 2026?
As of early 2026, house prices in Rotterdam are still rising, but at a more moderate pace compared to the rapid increases seen in previous years.
The estimated year-over-year house price change in Rotterdam is around 5% to 7%, consistent with national trends where CBS reported existing homes were nearly 7% more expensive in late 2025 compared to the year before.
Experts and locals expect house prices in Rotterdam to continue rising gradually over the next 6 to 12 months, with De Nederlandsche Bank projecting around 4% growth nationally for 2026, driven by persistent supply shortages and steady demand from households seeking family homes.
Finally, please note that we have covered property price trends and forecasts for Rotterdam here.
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 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) | Official Dutch statistics agency with documented methodology. | We used it as the baseline truth for Rotterdam price levels and direction. We cross-checked private-market figures against it to keep estimates realistic. |
| De Nederlandsche Bank (DNB) | Dutch central bank publishing macro forecasts and housing commentary. | We used it for a conservative 2026 price growth expectation. We applied their projection to roll forward Rotterdam data into February 2026. |
| De Hypotheker | Major nationwide mortgage advisor with city-level transaction data. | We used it as our practical Rotterdam transaction price anchor. We adjusted their latest quarter data into February 2026 using trend context. |
| Funda | Largest Dutch property portal showing real-time market activity. | We used it to reflect what buyers actually see in asking prices. We triangulated how tight the market feels based on days-on-market indicators. |
| NVM (Dutch Realtors Association) | Biggest Dutch realtor association with detailed quarterly analyses. | We used it to benchmark new-build pricing levels. We anchored our new-build premium discussion to their housing type data. |
| Belastingdienst (Dutch Tax Administration) | Official source for property transfer tax rules. | We used it to set buyer closing cost baselines correctly. We explained transfer tax rates and exemptions for foreign buyers. |
| Rotterdam Municipality (OZB 2026) | Legally binding 2026 tax ordinance for Rotterdam. | We used it to quote the exact owner-occupied OZB rate. We converted property tax into practical annual euro estimates. |
| CBS Neighborhood Data (KWB 2025) | Official neighborhood-level open data used by municipalities. | We used it to compare Rotterdam neighborhoods via WOZ values. We translated those differences into cheaper versus pricier area guidance. |
| Consumentenbond | Trusted Dutch consumer watchdog with structured comparisons. | We used it to explain how building insurance is priced. We supported realistic annual insurance ranges rather than guesses. |
| Rabobank (RaboResearch) | Major Dutch bank with long-running housing research program. | We used it to cross-check market direction for early 2026. We validated that our Rotterdam price ranges align with national drivers. |
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