The housing market and prices in the Netherlands 2026: what to expect in 2027

How did house prices develop in 2026?

House prices kept rising in 2026, but the increase became smaller almost every month. According to CBS, existing homes were 2.9% more expensive in September 2026 than a year earlier. In August, this was still 3.3%.

For comparison: over the whole of 2025, prices rose by 8.6% on average. Compared with August, prices in September fell by 0.4%. In the same month 20,383 homes changed hands, nearly 7% fewer than a year earlier.

The figures of real estate agents show the same picture. According to the NVM analysis of the third quarter of 2026, sale prices were 1.8% higher than a year earlier, and 1.3% lower than in the second quarter.

What is the average house price in the Netherlands in 2026?

The average house price in the Netherlands has passed half a million euros. CBS reports an average sale price of €504,658 in September 2026. NVM, the Dutch association of real estate agents, reports an average of €503,000 for the third quarter of 2026.

Keep in mind that this is an average for the whole country. Prices differ a lot per city and per type of home. The NVM market overview shows the average sale price per type of home in the third quarter of 2026:

• Apartment: €404,000

• Terraced house: €468,000

• Semi-detached house: €561,000

• Detached house: €758,000

Why is price growth slowing down?

There are three main reasons.

1. More homes are for sale

At the end of the third quarter of 2026, NVM agents had 39,000 existing homes for sale. That is 24% more than a year earlier.

A large part of this extra supply comes from investors who sell their rental homes. Rabobank counted about 39,000 former rental homes that were sold to people who live in the home themselves, in one year. What this means for tenants and buyers is in our article on whether to rent or buy in the Netherlands.

2. Mortgage rates are higher

Mortgage rates went up during 2026. A higher rate lowers the maximum amount you can borrow, so buyers can bid less.

Read more about why Dutch mortgage rates increased and what is expected for 2027.

3. Buyers reach their limit

Prices have risen faster than what many households can borrow. Rabobank calculates that a household with a median income can borrow about €360,000, while the median home costs about €440,000.

Only about 30% of the homes sold in the first half of 2026 were within reach of this household.

Is the Dutch housing market still competitive?

Yes, but less than a year ago.

NVM figures for the third quarter of 2026 show:

• Almost two thirds of homes sold above the asking price (vraagprijs). A year earlier, this was more than 70%.

• On average, buyers paid 3.3% more than the asking price.

• Apartments sold above the asking price in 70% of cases, detached houses in 44%.

• A home sold in 31 days on average, against 29 days a year earlier.

• A buyer could choose from 2.8 homes on average, against 2.3 a year earlier. NVM calls the market tight when this number is below 5.

So you have more choice and a little more time, but good preparation still matters. Our guide explains how to bid on a house in the Netherlands.

What do the banks expect for 2026 and 2027?

All four institutions expect prices to keep rising, but more slowly.

• ING: about 2.5% in 2026 and 1% in 2027

• ABN AMRO: 3.8% in 2026 and 2.5% in 2027

• Rabobank: 4.2% in 2026 and 3.2% in 2027

• DNB: 3% to 4% per year in the coming years

The figures are not fully comparable. ING compares the end of the year with the end of the previous year. When price growth is slowing, this gives a lower figure than an average over the whole year.

ING insights: more supply, smaller price rises

• ING lowered its forecast in September 2026. The reasons are the growing number of homes for sale and the higher mortgage rates.

• According to ING, the number of homes for sale at NVM agents doubled in five years, from 18,000 to 37,000. About one in six homes sold last year was a former rental home. In the four largest cities, this was about one in three.

• ING does not expect prices to fall across the country, because the market is still too tight. In some local markets, prices can fall for a short time.

• The ING home sales forecast for the Netherlands remains high. The bank has expected around 245,000 sales of existing homes in 2026, which would be a new record.

ABN AMRO insights: better in 2026, more cooling in 2027

• ABN AMRO expects prices to rise by 3.8% in 2026 and by 2.5% in 2027.

• The bank expects fewer home sales: 0.5% fewer in 2026 and 5.5% fewer in 2027.

• ABN AMRO expects mortgage rates to fall only in the second half of 2027.

Rabobank insights: the market cools, prices still rise

• Rabobank expects prices to rise by 4.2% in 2026 and by 3.2% in 2027.

• This is higher than its earlier forecast of 2.8% and 2.0%, because prices rose faster in spring than the bank expected.

• The bank expects about 241,000 home sales in 2026 and 226,000 in 2027.

• According to Rabobank, the number of homes for sale on Funda is about 23% higher than a year ago.

Dutch Central Bank insights: 3% to 4% per year

• DNB expects house prices to rise by 3% to 4% per year between 2026 and 2028.

• According to DNB, higher mortgage rates, lower consumer confidence and the sale of rental homes slow down the price growth.

• DNB expects that homes will not become less affordable for first-time buyers in the coming years. But compared with the past, affordability stays poor.

Are there differences between regions?

Yes, the differences are large.

NVM figures for the third quarter of 2026, compared with a year earlier:

• Amsterdam: prices rose by only 0.6%, the smallest increase in the country.

• The Hague: prices rose by 3.6%.

• Southwest Drenthe: prices rose by 8.3%, the largest increase.

• Haarlem and Leiden: sale prices fell.

Rabobank expects price growth of about 2% in Greater Amsterdam in 2026, and 5% or more in the northeast of the country.

Affordability also differs per region. Rabobank calculates that a household with a median income could afford 61% of the small apartments (35 to 75 m²) sold in the Netherlands. In Greater Amsterdam, this was only 15%.

What does this mean if you want to buy a home?

There is no need to rush, and there is also no reason to wait for a big price drop.

• You have more choice. More homes are for sale, so you can compare and take a little more time.

• Overbidding is still common. Most homes still sell above the asking price, so know your maximum before you bid.

• Your budget depends more on the mortgage rate. A higher rate lowers the amount you can borrow. Use our mortgage calculator to see your maximum.

There is no single best moment for everyone. The right moment depends on your income, your savings and how long you plan to stay in the Netherlands.

FAQ by expats

Will house prices in the Netherlands drop in 2027?

ING, ABN AMRO, Rabobank and DNB do not expect prices to fall across the country in 2027. They expect prices to rise by 1% to 4%. ING does say that prices can fall for a short time in some local markets.

What is the average house price in the Netherlands in 2026?

The average sale price was €504,658 in September 2026, according to CBS. NVM reports an average of €503,000 for the third quarter of 2026. Prices differ a lot per region and per type of home.

Is it better to buy now or wait until 2027?

There is no single answer for everyone. Banks expect prices to keep rising slowly, and ABN AMRO expects mortgage rates to fall only in the second half of 2027. If you find a home that fits your budget, waiting does not have to make it cheaper. Our overview of the home buying process in the Netherlands shows the steps to prepare.