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's residential property market in 2026 remains competitive but less frantic than the peak overbidding years, with prices still rising and strong demand from both locals and international buyers.
This article covers the current housing prices in Rotterdam, market trends, and what foreigners need to know before buying, and we constantly update this blog post with the latest data from official Dutch sources.
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's the real estate market going in Rotterdam in 2026?
What's the average days-on-market in Rotterdam in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Rotterdam is around 28 to 32 days, meaning most homes sell within about four to five weeks of being listed.
The realistic range for most typical listings in Rotterdam spans from roughly 20 days for well-priced apartments in popular neighborhoods like Kralingen or Centrum, up to 45 to 60 days for properties in outer districts or those with issues like poor energy labels or high HOA fees.
Compared to one or two years ago, Rotterdam's days-on-market has slightly increased, as the market has calmed from the frenzy of 2022 and early 2023 when homes often sold within two weeks, though strong listings still move quickly because underlying demand remains solid.
Are properties selling above or below asking in Rotterdam in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Rotterdam is around 104% to 106%, meaning most homes close at 4% to 6% above the listed asking price.
Approximately 65% to 75% of properties in Rotterdam sell above asking price, with the remaining 25% to 35% closing at or below asking, and we are fairly confident in this estimate because it aligns with both NVM transaction data and our own Rotterdam market tracking.
Properties most likely to see bidding wars and above-asking sales in Rotterdam are well-maintained apartments in neighborhoods like Kralingen-Crooswijk, Hillegersberg-Schiebroek, and Centrum, as well as family homes in desirable districts where supply is particularly tight and buyer competition is highest.
By the way, you will find much more detailed data in our property pack covering the real estate market in Rotterdam.
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 Rotterdam?
What property types dominate in Rotterdam right now?
The estimated breakdown of the most common residential property types available for sale in Rotterdam is roughly 75% apartments and 25% single-family homes, with townhouses and detached houses making up a small fraction of that single-family segment.
Apartments represent by far the largest share of the Rotterdam housing market, accounting for about three-quarters of all residential properties in the city, which means most buyers will find themselves looking at flats rather than standalone houses.
Rotterdam became so apartment-dominant because of its post-war reconstruction after heavy bombing in 1940, which led to large-scale modern housing developments, combined with ongoing urban densification and the city's focus on vertical living near transit and the waterfront.
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?
Are new builds widely available in Rotterdam right now?
The estimated share of new-build properties among all residential listings currently available in Rotterdam is around 10% to 15%, which means the vast majority of homes for sale are existing resale properties rather than freshly constructed units.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Rotterdam include Katendrecht along the Rijnhaven waterfront, Kop van Zuid near Wilhelminapier, the emerging M4H (Merwe-Vierhavens) district, and parts of Rotterdam-Zuid where the Feyenoord City masterplan is driving construction activity.
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Which neighborhoods are improving fastest in Rotterdam in 2026?
Which areas in Rotterdam are gentrifying in 2026?
As of early 2026, the top neighborhoods in Rotterdam showing the clearest signs of gentrification include Katendrecht, Delfshaven (especially the Bospolder-Tussendijken area), Oude Noorden around Zwaanshals, parts of Middelland, and emerging pockets along Rotterdam-Zuid's waterfront near the planned Feyenoord City development.
Visible changes indicating gentrification in these Rotterdam neighborhoods include the opening of specialty coffee shops and craft breweries along Deliplein in Katendrecht, the conversion of former industrial warehouses into creative workspaces in Delfshaven, and an influx of young professionals renovating pre-war apartments in Oude Noorden while independent boutiques replace budget stores.
The estimated price appreciation in these gentrifying Rotterdam neighborhoods over the past two to three years has ranged from 25% to 40%, with Katendrecht seeing particularly strong gains as property values per square meter have roughly tripled since 2013 according to municipal WOZ data.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Rotterdam.
Where are infrastructure projects boosting demand in Rotterdam in 2026?
As of early 2026, the top areas in Rotterdam where major infrastructure projects are boosting housing demand include the Rotterdam-Zuid corridor around the planned Feyenoord City development, the M4H (Merwe-Vierhavens) district being transformed from port to mixed-use, and neighborhoods near the future Stadionpark train station.
The specific infrastructure projects driving demand in Rotterdam include the Feyenoord City masterplan (now called Rotterdams Tij) which envisions 7,000 to 9,500 new homes plus a new train station, the Rijnhaven bridge connecting north and south banks, and ongoing improvements to metro and cycling infrastructure linking Rotterdam-Zuid to the city center.
The estimated timeline for completion of these major Rotterdam projects varies: the Stadionpark train station and initial Feyenoord City housing phases are expected to deliver gradually through the late 2020s and into the 2030s, while smaller infrastructure like cycling routes and public space upgrades are rolling out continuously.
The typical price impact on nearby Rotterdam properties is an uplift of 5% to 15% when major infrastructure projects are announced, with further gains of 10% to 20% as construction visibly progresses and amenities actually open, though buyers should note that betting on a 10-year masterplan carries risk if you plan to sell within 2 to 3 years.
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 Rotterdam?
Do people think homes are overpriced in Rotterdam in 2026?
As of early 2026, the general sentiment among locals and market insiders is that Rotterdam homes feel expensive compared to a few years ago, but most still consider the city relatively affordable compared to Amsterdam, with many viewing Rotterdam as offering better value within the Randstad region.
When arguing that Rotterdam homes are overpriced, locals typically cite the rapid price increases of over 130% in the past decade, the fact that average incomes have not kept pace with housing costs, and the persistence of overbidding even for modest apartments in ordinary neighborhoods.
Those who believe Rotterdam prices are fair often point to the persistent national housing shortage of roughly 400,000 units, the city's improving amenities and cultural scene, its strong job market connected to Europe's largest port, and the fact that Rotterdam remains 30% to 40% cheaper per square meter than Amsterdam.
Rotterdam's price-to-income ratio sits above the national Dutch average but remains more manageable than Amsterdam or Utrecht, with a median Rotterdam home at around 420,000 euros requiring roughly 7 to 8 times the median household income compared to 10 or more times in Amsterdam.
What are common buyer mistakes people regret in Rotterdam right now?
The most frequently cited buyer mistake people regret in Rotterdam is underestimating the importance of the VvE (Owners' Association) in apartment buildings, where buyers later discover that weak reserves, deferred maintenance, or upcoming special assessments for facade or roof repairs can cost tens of thousands of euros that were not factored into their purchase decision.
The second most common mistake Rotterdam buyers mention regretting is ignoring the energy label and heating situation, especially in older pre-war or 1960s walk-up apartments where poor insulation and outdated heating systems lead to high monthly energy bills and expensive retrofit requirements that banks and insurers increasingly scrutinize.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Rotterdam.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Rotterdam.
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How easy is it for foreigners to buy in Rotterdam in 2026?
Do foreigners face extra challenges in Rotterdam right now?
The estimated overall difficulty level foreigners face when buying property in Rotterdam is moderate: legally there are no restrictions preventing foreign nationals from purchasing Dutch real estate, but the process involves more paperwork and timing pressure than locals typically experience.
There are no specific legal restrictions or additional requirements that apply exclusively to foreign buyers in Rotterdam, as Dutch law treats all buyers equally regardless of nationality, though you will need a BSN (citizen service number) to complete the transaction and may face additional documentation requests from notaries.
The practical challenges foreigners most commonly encounter in Rotterdam include navigating the fast-paced Dutch bidding process where decisions must often be made within days, dealing with notarial documents that are primarily in Dutch, coordinating with banks that require extensive proof of foreign income, and understanding the VvE (Owners' Association) system which has no direct equivalent in many other countries.
We will tell you more in our blog article about foreigner property ownership in Rotterdam.
Do banks lend to foreigners in Rotterdam in 2026?
As of early 2026, mortgage financing for foreign buyers in Rotterdam is available from major Dutch banks like ABN AMRO and Rabobank, both of which have dedicated expat mortgage programs, though approval depends heavily on your residency status, employment contract type, and whether your income is earned in the Netherlands or abroad.
Foreign buyers in Rotterdam can typically expect loan-to-value ratios of up to 100% if they have a permanent Dutch employment contract, while those with temporary contracts or foreign income may be limited to 80% to 90% LTV, and current interest rates for expat mortgages range from roughly 3.5% to 4.5% depending on the fixed-rate period chosen.
Dutch banks typically require foreign applicants in Rotterdam to provide a valid residence permit, an employer's statement confirming contract type and salary, three months of payslips, tax returns from your home country if income is earned abroad, and proof of any existing debts, with everything often needing certified translation into Dutch or English.
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 Rotterdam compared to other nearby markets?
Is Rotterdam more volatile than nearby places in 2026?
As of early 2026, Rotterdam's price volatility sits in the middle range compared to nearby Dutch markets: it is less volatile than Amsterdam, where prices swing more dramatically with policy changes and investor sentiment, but more volatile than smaller provincial towns in South Holland that see steadier, slower price movements.
Over the past decade, Rotterdam has experienced price swings from a low point around 2013 to peaks in 2022, with cumulative gains of roughly 130% to 140%, which is significant but somewhat less extreme than Amsterdam's swings and more pronounced than stable markets like Delft or Dordrecht.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Rotterdam.
Is Rotterdam resilient during downturns historically?
Rotterdam has shown moderate historical resilience during economic downturns, benefiting from its position in the Randstad job market, strong rental demand from its large apartment stock, and higher liquidity compared to smaller Dutch markets, though it is not immune to national economic shocks.
During the most recent major downturn following the 2008 financial crisis, Rotterdam property prices dropped roughly 15% to 20% from peak to trough and took approximately six to seven years to fully recover, which was broadly in line with the national pattern but with a slightly slower initial recovery than Amsterdam.
Property types and neighborhoods in Rotterdam that have historically held value best during downturns include well-located apartments in established areas like Kralingen and Hillegersberg, family homes in stable residential districts, and properties with strong VvE reserves and good energy labels, while investor-heavy segments and outer districts tend to soften more.
Get to know the market before you buy a property in Rotterdam
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How strong is rental demand behind the scenes in Rotterdam in 2026?
Is long-term rental demand growing in Rotterdam in 2026?
As of early 2026, long-term rental demand in Rotterdam is growing steadily, driven primarily by tight supply after many private landlords sold their properties following new rent regulations, which has intensified competition for the remaining rental units.
The tenant demographics driving long-term rental demand in Rotterdam include young professionals working in the port, logistics, and tech sectors, international students at Erasmus University, expats relocating for work, and young families who cannot yet afford to buy in the current market.
The neighborhoods in Rotterdam with the strongest long-term rental demand right now are Kralingen (especially near Erasmus University), Centrum including Cool and Stadsdriehoek, Katendrecht, Kop van Zuid, and Oude Noorden, where rental listings typically receive over 40 responses and disappear within two to three weeks.
You might want to check our latest analysis about rental yields in Rotterdam.
Is short-term rental demand growing in Rotterdam in 2026?
Rotterdam requires short-term rental hosts to register with the municipality, and while the city has not imposed limits as strict as Amsterdam's 30-day annual cap, hosts must comply with safety standards, notify their mortgage lender if applicable, and ensure VvE (Owners' Association) rules permit tourist rentals in their building.
As of early 2026, short-term rental demand in Rotterdam is stable to modestly growing, supported by business travel related to the port and logistics sector, weekend tourism, and events, though growth is more moderate than in Amsterdam due to Rotterdam's different visitor profile.
The current estimated average occupancy rate for short-term rentals in Rotterdam is around 55% to 65%, which is healthy but lower than peak tourist destinations, reflecting the city's mix of business and leisure travelers rather than pure holiday traffic.
The guest demographics driving short-term rental demand in Rotterdam include business travelers visiting port-related companies and logistics firms, weekend tourists exploring the city's modern architecture and food scene, conference attendees, and increasingly digital nomads attracted to Rotterdam's contemporary vibe and relative affordability compared to Amsterdam.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Rotterdam.
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 Rotterdam in 2026?
What's the 12-month outlook for demand in Rotterdam in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Rotterdam is solid but more moderate than the frenzied years of 2021 to 2022, with continued buyer interest supported by persistent housing shortages but tempered by higher borrowing costs and increased supply from landlord sell-offs.
The key economic and political factors most likely to influence Rotterdam demand over the next 12 months include European Central Bank interest rate decisions affecting mortgage affordability, the pace at which private landlords continue selling rental properties, and any changes to Dutch housing policy such as transfer tax rules or rent regulations.
The forecasted price movement for Rotterdam over the next 12 months is a modest increase of around 4% to 6%, which is lower than the 8% to 9% gains seen in 2025 as the market normalizes and the wave of investor sell-offs adds supply.
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 Rotterdam in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Rotterdam is cautiously positive, with prices expected to continue rising moderately as the fundamental housing shortage persists while new construction struggles to keep pace with population growth.
Major development projects expected to shape Rotterdam over the next 3 to 5 years include the Feyenoord City (Rotterdams Tij) transformation bringing thousands of new homes to Rotterdam-Zuid, the M4H port-to-city conversion in Merwe-Vierhavens, continued waterfront development along Rijnhaven, and public transit improvements connecting southern districts to the center.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Rotterdam is interest rate trajectory: if mortgage rates rise significantly above 5%, borrowing capacity would drop sharply and price growth would likely stall, while rates staying in the 3% to 4% range would support continued appreciation.
Are demographics or other trends pushing prices up in Rotterdam in 2026?
As of early 2026, the estimated impact of demographic trends on Rotterdam housing prices is significant and upward, as the city continues to attract young professionals and international workers while the national housing shortage of roughly 400,000 units keeps supply structurally below demand.
The specific demographic shifts most affecting Rotterdam prices include net migration into the city from both other Dutch regions and abroad, growth in single-person households requiring more total housing units, and a relatively young population that is forming new households faster than homes are being built.
Non-demographic trends also pushing Rotterdam prices include the ongoing transformation of former port areas into desirable residential neighborhoods, improved cultural amenities and international schools attracting expats, and investor interest in Rotterdam as a more affordable alternative to Amsterdam within the Randstad.
These demographic and trend-driven price pressures are expected to continue in Rotterdam for at least the next 5 to 10 years, as the structural housing shortage will take that long to meaningfully address even with accelerated construction, and the city's appeal to young professionals and internationals shows no signs of fading.
What scenario would cause a downturn in Rotterdam in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Rotterdam is a sharp and sustained increase in mortgage interest rates above 5% to 6%, which would significantly reduce borrowing capacity and cool buyer demand just as landlord sell-offs continue adding supply to the market.
Early warning signs that would indicate a downturn is beginning in Rotterdam include days-on-market stretching beyond 60 to 90 days for typical listings, a sustained increase in the share of properties selling below asking price, rising inventory levels particularly in apartment-heavy districts, and noticeably fewer multiple-offer situations reported by local agents.
Based on historical patterns, a potential downturn in Rotterdam could realistically see prices drop 10% to 20% from peak over 2 to 3 years, similar to the post-2008 correction, though the current structural housing shortage makes a deeper crash less likely unless accompanied by a severe economic recession or major employment shock.
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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 (Statistics Netherlands) | CBS is the Netherlands' official statistics agency, making it the reference source for national and city-level housing data. | We used CBS to anchor Rotterdam's most recent verified price growth and housing stock breakdown by dwelling type. We then compared Rotterdam's figures to national benchmarks to contextualize local market dynamics. |
| NVM (Dutch Realtors Association) | NVM is one of the most cited market datasets in the Netherlands, based on a large share of actual realtor transactions. | We used NVM for concrete market-tempo signals like typical selling time and the share of homes selling above asking. We then applied those patterns to form Rotterdam-specific estimates adjusted with local context. |
| Kadaster (Dutch Land Registry) | Kadaster is the official land registry, so its transaction reporting is as authoritative as it gets for property transfers in the Netherlands. | We used Kadaster to sanity-check market direction including sales volumes and investor selling patterns. We then used that data to explain why supply conditions in 2026 feel the way they do in Rotterdam. |
| Rijksoverheid (Dutch Government) | This is the Dutch government's official website providing plain-language guides to the home buying process and tax rules. | We used it to keep the buying steps accurate and low-effort to understand for non-professional buyers. We then mapped those steps to what foreigners typically need to add in terms of documents and banking. |
| ABN AMRO | ABN AMRO is a major Dutch bank with a dedicated expat mortgage pathway, providing real-world confirmation of lending practices. | We used their expat mortgage page to confirm that mainstream banks actively lend to foreigners. We then used their requirements to explain the typical friction points foreign buyers face in Rotterdam. |
| Rabobank | Rabobank is one of the largest lenders in the Netherlands with an official expat lending entry point and market forecasts. | We used Rabobank to corroborate that expat lending is not niche and to reference their 2026 price forecasts. We then used their guidance to shape the practical checklist for foreigners buying in Rotterdam. |
| Pararius | Pararius is a long-running rental platform that publishes transparent quarterly market statistics for Dutch cities. | We used their Q4 2025 reporting to support the narrative of strong rental demand and tight supply. We then connected investor selling pressure to what tenants experience on the ground in Rotterdam. |
| Rotterdam Municipality | This is the city's official page describing major development projects and their formal planning status. | We used it to name concrete regeneration zones like Feyenoord City tied to new housing and amenities. We then explained why nearby neighborhoods can see demand lift ahead of project delivery. |
| Nibud | Nibud is the national authority behind the affordability calculations that feed into Dutch mortgage lending norms. | We used Nibud's 2026 mortgage norm advice to explain why borrowing capacity changes. We then clarified why two buyers with similar income can get very different maximum mortgages based on rate and household profile. |
| AirDNA | AirDNA is a widely used short-term rental analytics provider with consistent methodology across cities. | We used their Rotterdam snapshot as a directional read on STR occupancy and revenue potential. We then cross-checked against official tourism signals to avoid overstating short-term rental demand. |
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