Dutch house prices fell in the first quarter of 2026, supply is up, and buyers are getting more time to make decisions.
However, before you crack open the bubbly and start dreaming of the home you’ll buy, we need to take a closer look at the fine print.
Here’s what the latest figures from real estate agent association NVM actually mean for anyone trying to buy in the Netherlands right now.
What’s changed for home buyers in the Netherlands?
According to NVM’s figures, the average sale price of an existing home was €485,000 last quarter, down 2.7% compared to the last quarter of 2025.
Given that the average seasonal dip around this period is 1.2%, we’re experiencing what the NVM describes as “a price drop that is steeper than usual.”
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And, with supply climbing to just under 30,000 properties in Q1 (over 20% higher than a year ago), there are also more homes on the market.
A few factors are driving the sudden slump in demand, including mortgage rates edging up slightly at the end of 2025, a drop in consumer confidence, and global economic uncertainty, which is making people more cautious.
However, even with less pressure to overbid wildly, there’s a catch: two-thirds of homes are still selling above asking price, with an average premium of 3.7%.
In the words of NVM chair, Lana Goutsmits-Gerssen, this “gives buyers more breathing room, but it does not mean that the housing market is suddenly relaxed. Affordability remains under pressure, and there is still a shortage in many regions.”
The kind of home you’re buying matters
It goes without saying that not all properties are treated equally — energy-efficient, fully-furnished homes are still selling like hot pannenkoeken.
Meanwhile, homes with a poor energy label, a high price tag, or a less desirable location are sitting on the market longer.
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If you’re looking at new-build properties, the picture is more complicated. Supply has jumped to around 18,200 homes (the highest since 2016), but sales fell, with roughly 5,600 new builds sold in the first quarter of 2026.
What’s making people hit the brakes? According to the NVM, buyers are hesitant because of long lead times between purchase and completion, high bridging costs, and krimpflatie (shrinkflation).
The latter, in particular, refers to a scenario where house prices look stable, but the square meterage keeps quietly shrinking.
What this means for you
The bottom line is that, while the Dutch housing market is less frantic than it was, it’s still not a buyer’s market.
Supply remains short of demand in most regions, and borrowing power is still the main constraint for most people.
However, there are also a few upsides — key among them the average selling time of 32 days, versus the near-instant turnaround of peak years.
Are you currently trying to buy a house in the Netherlands? Tell us how it’s going in the comments below.
