How is the housing market doing?
The housing market in the Netherlands, and specifically in Amsterdam, is always subject to change. How is the housing market doing right now, and what are the opportunities and challenges for every home buyer?
Want to boost your chances in the still-challenging housing market? Use the pre-checked mortgage from Nobel Mortgages!
A Pre-Checked Mortgage from Nobel Mortgages means your mortgage has been substantively pre-approved by a Dutch bank. No vague online calculators or quick estimates, but 100% financial certainty based on your actual documents. Now you can bid without financing contingencies to outsmart your competition.
Current housing market 2026
If you’re looking for a house, you already know how tough the housing market can be. The past few years have been a rollercoaster. After a slight price drop in 2023, prices rose sharply again in 2024, and the housing shortage unfortunately wasn’t resolved in 2025.
The Dutch housing market is now cooling somewhat in 2026, with a smaller price increase of 3% to 6% and an average house price heading toward € 485.000 to € 500.000.
There’s more balance as more existing homes and former rental properties come onto the market, though scarcity and the housing shortage remain significant. Also read ‘the tight housing market is changing buying behavior‘.
Prices increasing more slowly
Figures from real estate association NVM already showed that prices of existing homes are now rising at a slower pace than before.
Homes were on average priced at € 495,000 last quarter, more than 6% pricier than a year ago.
Overbidding still happens regularly, for exactly two-thirds of homes. Even so, the average overbid percentage is falling to around 3.7% above the asking price.
Amsterdam region
The housing market in the Amsterdam region is also showing a more moderate picture in 2026, with stabilizing prices due to more supply, persistent overbidding, and large regional differences. But that doesn’t mean finding a home is now easy.
The Amsterdam housing market remains a seller’s market in 2026, with overbidding standard in 70% of all sales — even though the percentages are slightly lower than in previous years.
The average house price in Amsterdam is around €892,233 in the second quarter of 2026, with prices varying strongly by property type and district.
Apartments are the most affordable in Amsterdam, with an average price of € 537,000 to € 593,000. Next come terraced houses at an average of € 750,000, and finally detached houses at an average of € 1.193.000.
Amsterdam by district
In the City Center and Amsterdam South, homes remain the most expensive, with average prices above € 1.000.000, though prices there are correcting slightly.
The districts Nieuw-West and Noord show a strong increase in supply (up to 43% more listings in Nieuw-West), giving first-time buyers more choice and thus more success.
Finally, the Zuidoost district remains one of the most affordable areas in the city, with an average purchase price around € 367.000.
Mortgage rate decline or rise
Also important, and influential on the housing market, is the mortgage rate level. The mortgage rate has a significant impact on buying a home.
A lower rate makes it possible to borrow more and lowers monthly costs, making buying a home more attractive.
Conversely, a higher rate makes borrowing more expensive, reduces borrowing capacity, and raises monthly costs, which can make buying a home less appealing.
Mortgage rates have risen slightly in 2026, meaning buyers can now borrow somewhat less. Mortgage rates are expected to remain fairly stable for the rest of 2026.
NHG Mortgage
You can also boost your chances in the housing market by taking out an NHG mortgage. With a National Mortgage Guarantee (NHG), you give your lender the assurance that your mortgage debt will be repaid if you’re no longer able to do so. It’s also a safety net that allows the mortgage to be adjusted in case of payment problems, helping you keep your home.
In 2026, you can use NHG when buying a home with a maximum value of € 470.000. In 2025, this amount was still € 450.000.
But if you choose a mortgage that also finances additional energy-saving measures, the NHG limit is higher, namely € 498.200.
Nobel Mortgages
Looking for a mortgage advisor who thinks outside the box and truly analyzes every possibility for you? Get in touch with our experienced and enthusiastic team right away.
We always go the extra mile for our (potential) clients, genuinely analyze every possibility, and think outside the box whenever needed.
That’s how we manage to achieve what others can’t. We’re here for you 24 hours a day with the utmost commitment and genuine attention. Send an email to info@nobelhypotheken.nl or call or WhatsApp 06-54770122.
Relevant information
Krappe woningmarkt verandert koopgedrag
Hoeveel eigen geld heb je nodig om een huis te kopen?
