Average price of Dutch homes tops €500,000 as yearly price increase slows to 3.9%
The average sale price of existing homes in the Netherlands reached 502,000 euros in the fourth quarter of 2025, the first time the national average has passed 500,000 euros. This figure represents the average of all homes sold during the period, not the price of any individual property. The amount is up 1.8 percent from the previous quarter and 3.9 percent from a year earlier. NVM real estate agents handled 47,600 transactions in the quarter, nearly half to first-time buyers, supported by a record 49,500 newly listed homes.
Of 342 Dutch municipalities, 173 reported average home prices above 500,000 euros, up from 136 a year earlier. The most expensive municipality was Bloemendaal, with an average of 1,188,100 euros, followed by Blaricum and Laren. The lowest averages were in Pekela at 272,100 euros, with Heerlen and Kerkrade also below 300,000 euros. A handful of unspecified municipalities saw slight declines in average prices, but these remain exceptions.
NVM reports that the market remains tight but less frenzied than in previous years, with fewer competing bids and more opportunities for viewings. Despite slower price growth, structural challenges such as limited housing supply and affordability continue to affect buyers.
Lana Goutsmits-Gerssen, chair of NVM Wonen, said, “For homebuyers, it is positive that more homes are available, but choice remains limited because properties often sell quickly, averaging 28 days. Transaction prices continue to rise slightly, giving sellers confidence to make their next move."
"The number of transactions reached record levels, and the share of first-time buyers rose to more than 47 percent, partly due to the availability of former rental properties," Goutsmits-Gerssen continued. "However, buyers still need a significant amount of personal or family funds to participate. Many young buyers without savings remain on the sidelines, even in the rental market. At the same time, new construction remains far below targets due to high costs, long waiting times, and insufficient supply, yet the market frenzy has eased, with fewer overbids and more opportunities in prime locations.”
Sales of existing homes were 11 percent higher than a year earlier and nearly 15 percent higher than the previous quarter, marking the second-highest quarterly total since 1995. Newly listed homes rose by over 4,000 compared with the fourth quarter of 2024. Average viewings per property fell from 10.4 to 7.5, and average bids declined from 3.7 to 2.8, reflecting the larger supply rather than weaker demand.
Seventy-two percent of homes sold above asking price, with the largest premiums seen in mid-range terraced homes. The total market inventory ended the quarter below 30,000, up 16.2 percent from a year ago, with the average asking price holding steady at 594,000 euros. The market remains tight, with a “scarcity indicator” of 1.9, meaning buyers have about two options on average.
New-build sales fell to nearly 6,000 units in the fourth quarter, about 1,000 fewer than the previous quarter and the lowest in two years. Overall, 2025 new-build sales totaled just over 27,000, roughly the same as 2024. Newly listed new-build homes reached 33,800, only slightly above the previous year.
Two-thirds of new-build offerings are now apartments, up from one-third in 2016–2019. Average prices for new homes rose slightly to 494,000 euros, below the average for existing homes, reflecting smaller unit sizes and higher per-square-meter costs.
Brokers report that pipelines for new projects have improved, but slow permit processes, regulatory hurdles, nitrogen restrictions, grid capacity issues, and other delays limit actual construction.
