Netherlands · report
Affordability in the Netherlands
At the average sale price, a home costs €504,658. With 10% down and a 30-year mortgage, the payment is €2,153 a month. The Netherlands sets no single cap on the payment: each year the law fixes how much of their income a household may spend on the mortgage, by income and interest rate.
- Payment, two incomes
- 25%
- Payment, one income
- 51%
Try your own numbers
Starting from the average sale price of €504,658 in Netherlands, the median disposable income of a household, €50,700 a year (2025, Netherlands), and a mortgage rate of 3.9% (August 2026).
The payment takes 25% of disposable income. The Netherlands sets no single limit on it.
- Home price
- €504,658
- Monthly payment
- €2,142
- Share of net income
- 25%
The mortgage payment as a share of income, year by year
The average home with 10% down over 30 years, at each year's average price and rate, against that year's median household income and against twice it.
- Two median incomes
- One median income
Show the numbers
| Period | Two median incomes | One median income |
|---|---|---|
| 2025 | 22.6% | 45.3% |
| 2024 | 23.2% | 46.5% |
| 2023 | 23.0% | 46.0% |
| 2022 | 21.2% | 42.3% |
| 2021 | 18.3% | 36.5% |
| 2020 | 16.9% | 33.7% |
| 2019 | 16.9% | 33.9% |
| 2018 | 16.8% | 33.7% |
| 2017 | 15.8% | 31.7% |
| 2016 | 15.3% | 30.6% |
| 2015 | 15.5% | 31.0% |
| 2014 | 16.0% | 32.0% |
| 2013 | 16.6% | 33.2% |
| 2012 | 18.7% | 37.4% |
| 2011 | 20.6% | 41.2% |
Netherlands against the EU
Share of people spending over 40% of their disposable income on housing, then the rest of Eurostat's survey of living conditions. These are national figures, shown here as context.
- Netherlands
- EU
Show the numbers
| Year | Netherlands | EU |
|---|---|---|
| 2025 | 6.5% | 7.7% |
| 2024 | 6.9% | 8.2% |
| 2023 | 9.3% | 8.8% |
| 2022 | 10.0% | 8.7% |
| 2021 | 8.3% | 8.7% |
| 2020 | 8.3% | 7.8% |
| 2019 | 9.9% | 9.4% |
| 2018 | 9.4% | 9.6% |
| 2017 | 9.4% | 10.1% |
| 2016 | 10.7% | 10.9% |
| 2015 | 14.9% | 11.2% |
| 2014 | 15.4% | 11.5% |
| 2013 | 15.7% | 11.6% |
| 2012 | 14.4% | 11.5% |
| 2011 | 14.5% | 10.6% |
| 2010 | 14.0% | 10.0% |
| Share of people who | Netherlands | EU |
|---|---|---|
| Spend over 40% of income on housing | 6.3% | 7.7% |
| … nationals (adults) | 4.4% | 7.1% |
| … citizens of another EU country (adults) | 17.1% | 15.2% |
| … non-EU citizens (adults) | 38.0% | 18.1% |
| Live in an overcrowded home | 12.7% | 16.8% |
| Own their home outright | 39.7% | 43.7% |
| Own with a mortgage | 31.5% | 24.8% |
| Rent at market price | 16.3% | 20.8% |
| Rent at a reduced price or free | 12.5% | 10.7% |
Income is CBS's median disposable income of private households: the whole household's income after taxes, social contributions and benefits, students living away from home left out. It is published about a year late, so today's price is set against the latest year. The Netherlands sets no single limit on the payment as a share of income: each year the law fixes how much of their gross income a household may spend on the mortgage, by income and interest rate, from the Nibud's tables, and a loan may not exceed the home's value. CBS's prices are plain averages of the homes sold, so they move with the mix of homes.
Other reports for the Netherlands
Sale prices have an 80% chance of landing between €483,170 and €564,960 by September 2027.
- Expected, September 2027
- €524,065
- Chance of a rise
- 73%
Renting the average home costs less each month than owning it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is what private tenants pay on average, after housing benefit. Repaying the loan is saving, so it is left out.
- Rent per month
- €968
- Owning per month
- €2,020
40.4% more homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 113,484
- Per 1,000 residents
- 6.3
Sale prices have fallen by 3% or more 10 times since 1995. The deepest began in August 2008.
- Deepest fall
- −21.3%
- Recovery from the low
- 48 months
In 2025 the population grew by 86,630 while 69,189 homes were finished: 1.3 new residents for every new home.
- New residents per new home, 2025
- 1.3
- Population change, 2025
- +86,630
4.5% of the 8,344,955 homes registered on 1 January 2026 had nobody living in them.
- Empty, 2026
- 4.5%
- Empty homes
- 374,445
In 2024, 22% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2024
- 22%
Public bodies signed €286.6M of housing works here in 2025, and €2.9B since 2017.
- Signed in 2025
- €286.6M
- Per resident, 2025
- €16