After years of steep price hikes, the Dutch housing market is finally starting to cool — though it’s far from frozen. Home prices across the Netherlands still went up in 2025, just not as quickly as before. Looking ahead to 2026, the main Dutch banks expect prices to keep rising, but at a steadier, more sustainable pace.
Housing price development in 2025
In 2025, Dutch house prices rose by around 6.5% compared to 2024. Early in the year, monthly increases were still steady — for instance, prices grew by 0.7% in April — but slightly less than the 0.9% monthly average seen the year before.
The signs suggest that the housing market is slowly cooling down, even though the demand remains high, but the pace of price growth is easing, setting the stage for a more balanced 2026.
Housing market for 2026
All major Dutch banks ( ABN AMRO, Rabobank, and ING) agree: house prices will keep rising in 2026, but more slowly than in 2025. While growth remains positive, the market is expected to feel calmer and more predictable.
Key factors:
Slower wage growth: pay increases are moderating, reducing how much people can borrow.
Stable or slightly higher interest rates: mortgage rates are unlikely to fall, meaning borrowing costs stay steady.
More homes for sale: many landlords are selling rental properties, adding to the housing supply.
ING insights: slower growth, steadier market
According to ING’s forecast, house prices in 2026 will rise by about 4% — slower than in 2025, but still solid.
ING expects:
Mortgage rates are likely to stay roughly the same through 2026.
Investor activity is set to slow, as more landlords put their rental properties up for sale.
2026 is expected to bring steadier growth and more stability, giving homebuyers some much-needed breathing room after years of rapid price increases.
ABN AMRO insights: cooling after record years
Economists at ABN AMRO forecast an even slower price increase — around 3% in 2026. That’s less than half the pace seen in 2025, when prices were expected to jump nearly 8%.
The reasons behind this slowdown include:
Wage growth slowing down which means lower borrowing capacity.
Mortgage rates are holding steady or rising slightly.
Possible fiscal policy changes (like reducing mortgage interest deductions) that could limit price growth.
ABN Amro also observes a narrowing regional price gap:
In big cities like Amsterdam, house prices have stopped climbing and are even dropping a little in some areas.
In smaller towns and countryside areas, prices are still going up, but only a bit at a time.
Rabobank insights: strong demand despite cooling
Rabobank’s 2025 housing market quarterly report shows a still vibrant market, with prices up 8.6% in 2025 and projected to rise another 5.5% in 2026.
Rabobank highlights several trends:
More homes for sale as landlords exit the rental market.
Prices still climbing due to persistent demand.
Rental supply shrinking, pushing more people to buy.
The bank expects the number of home sales to stay high — about 233,000 in 2026 — while price growth shifts to northern regions like Groningen and Drenthe.
Dutch Central Bank insights: near 4% growth
The Dutch Central Bank insights suggest that housing prices will grow by 4% in 2026. The DNB ndicates that even though house prices aren’t rising very fast anymore, they are still really high compared to how much people earn. That means many people still can’t afford to buy a home easily in the Netherlands.
Housing prices overview
Across the Netherlands, home prices are now about 13.5% higher than their last peak in 2022. When adjusted for inflation, real prices are roughly back to that level.
Compared to other countries like Germany or Canada, where home prices have fallen, the Netherlands has recovered quickly — driven by:
Strong wage growth (despite some slowdown)
Housing shortage
High demand for homes
Overall, the Dutch housing market looks set for steady, moderate growth in 2026. Prices will keep rising, but at a more sustainable pace — a healthy sign after years of double-digit jumps.
If you are planning to buy a property and want to learn more about your mortgage options, contact our mortgage advisors for more information.
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