The Dutch housing market continues to develop, and for many expats it can be difficult to understand what current market movements actually mean in practice. Questions about rising prices, housing shortages, affordability, and competition remain highly relevant for internationals considering buying property in the Netherlands.
According to the Q1 2026 housing market analysis published by NVM, the Dutch housing market is gradually showing signs of becoming slightly more balanced. At the same time, housing supply remains limited in many regions and competition between buyers continues to influence the market.
The report also highlights that uncertainty in the market is increasing. Rising costs, financing pressure, and longer waiting times are affecting both buyers and sellers. While homes are still being sold, the process is becoming less straightforward than in previous years.
In this blog, we explain several important insights from the NVM Q1 2026 housing market analysis and what these developments could mean for expats looking to buy property in the Netherlands.
The housing market remains competitive
The Q1 2026 NVM analysis shows that the Dutch housing market remains competitive in many regions. Demand for housing continues to exceed available supply, especially in cities and regions with strong employment opportunities and large international communities.
Cities such as Eindhoven, Amsterdam, and Utrecht continue to experience strong housing demand. Although more homes are becoming available compared to previous years, the market is still considered tight in many areas.
The NVM analysis also suggests that market conditions are slowly changing. Buyers are becoming slightly more cautious due to higher costs and economic uncertainty. As a result, homes are not always selling as automatically or as quickly as before.
At the same time, attractive and well-priced properties continue to receive strong interest shortly after being listed. This means that preparation and realistic expectations remain important for buyers entering the Dutch housing market in 2026.
Rising costs continue to influence the market
One of the important themes in the Q1 2026 NVM analysis is affordability. Buyers are increasingly dealing with higher overall housing costs.
The report shows that asking prices for newly listed properties continue to rise. In the new-build market, the median asking price increased from approximately €476,000 a year earlier to around €550,000 in Q1 2026.
At the same time, higher interest rates and increasing financing costs are creating more pressure for buyers. According to the NVM analysis, this is affecting affordability and creating more hesitation among some buyers.
For expats entering the market, this highlights the importance of understanding total purchasing costs early in the process. Besides the purchase price itself, buyers also need to consider mortgage possibilities, additional purchasing costs, monthly expenses, and financial flexibility.
The NVM report also explains that although average transaction prices remain relatively stable in some areas, buyers are often getting less space for their money. Developers increasingly choose to build more compact homes in order to keep total purchase prices manageable.
Homes continue to sell quickly
The Q1 2026 housing market analysis shows that homes in the Netherlands continue to sell relatively quickly, although the market is showing signs of slowing slightly compared to previous years.
In the new-build market, NVM reports that nearly half of newly built homes are still sold within three months after entering the market. However, this percentage has declined compared to previous years.
The report highlights clear differences between property types. Ground-level family homes continue to sell more quickly than apartments, while larger apartments are generally selling more slowly.
According to the NVM analysis, the market is becoming more selective. Homes that are energy-efficient, realistically priced, and move-in ready continue to attract strong interest. Properties with high asking prices, more maintenance requirements, or less favorable energy labels may receive less attention and remain available for longer periods. This reflects a shift in buyer behavior. While competition remains active, buyers are becoming more critical and cautious in their decision-making.
Delays and challenges continue in the new-build market
The NVM Q1 2026 analysis also discusses several ongoing challenges affecting the Dutch new-build market.
Long permit procedures, capacity shortages within municipalities, and objection procedures continue to delay many construction projects. According to the report, delays of more than one year are common in a significant numberof projects.
In addition, grid congestion is increasingly becoming a problem. Some housing projects are delayed because electricity network connections cannot be realized on time. For buyers, these delays can create uncertainty regarding completion dates and increase the risk of longer periods with double housing costs. According to the analysis, this uncertainty is also affecting the sales process of new-build homes.
Although the supply of new-build properties is increasing, the report concludes that the market is becoming more complex for both developers and buyers.
What this means for expats
For internationals looking to buy property in the Netherlands, the Q1 2026 NVM analysis highlights the importance of preparation and market understanding.
Expats often need to navigate additional factors such as mortgage requirements, residency documentation, bidding procedures, and local housing regulations. In a market that continues to move quickly, understanding these processes early can make a significant difference.
Financial clarity is particularly important. Buyers benefit from understanding their borrowing possibilities, expected purchasing costs, and long-term affordability before actively searching for properties.
The latest NVM figures also show that buyers are becoming more selective and cautious. This means that understanding property quality, pricing, energy labels, and long-term costs is becoming increasingly important when making purchasing decisions.
The role of professional guidance in a competitive market
The Q1 2026 housing market analysis from NVM reflects a market that remains competitive while also becoming more complex.
In these conditions, professional guidance can help buyers better understand market developments, pricing, and local procedures. Buying agents and housing professionals support buyers by helping them navigate viewings, bidding strategies, market expectations, and communication throughout the purchasing process.
For expats especially, guidance can also help simplify unfamiliar procedures and reduce uncertainty during the search and buying process.
In a market where timing, preparation, and realistic expectations continue to play a major role, professional support can contribute to a more structured and informed buying experience.
Frequently Asked Questions
Is the Dutch housing market still competitive in 2026?
Yes. According to the Q1 2026 NVM housing market analysis, housing supply remains limited in many regions while buyer demand continues to stay strong.
Are house prices still rising in the Netherlands?
The NVM Q1 2026 figures show that asking prices continue to rise in several parts of the market, particularly in the new-build segment.
Why are buyers becoming more cautious?
According to the NVM analysis, higher costs, financing pressure, and economic uncertainty are influencing buyer behavior and affordability.
Conclusion
The Q1 2026 housing market analysis from NVM shows that the Dutch housing market remains active and competitive, although signs of gradual market balance are becoming more visible.
At the same time, affordability, rising costs, limited supply, and project delays continue to influence the market. Buyers are becoming more selective, while preparation and financial clarity remain increasingly important.
For expats, understanding how the Dutch housing market works and preparing properly before entering the market can make a significant difference.
At Xpat Housing Solutions, we help internationals better understand the Dutch housing market and support them throughout the process of buying a home in the Netherlands.
