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Netherlands · report

Past price cycles in the Netherlands

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

Prices in the Netherlands, indexed

Average sale prices, both set to 100 in January 1995.

  • Netherlands
  • 100 = January 1995
Show the numbers
PeriodNetherlands
Sep 2026567.1
Aug 2026565.8
Jul 2026563.0
Jun 2026557.6
May 2026547.7
Apr 2026546.2
Mar 2026555.8
Feb 2026548.1
Jan 2026555.0
Dec 2025539.4
Nov 2025536.6
Oct 2025560.7
Sep 2025549.6
Aug 2025546.3
Jul 2025546.2
Jun 2025532.9
May 2025530.3
Apr 2025530.5
Mar 2025525.8
Feb 2025525.2
Jan 2025533.2
Dec 2024514.1
Nov 2024519.1
Oct 2024525.2
Sep 2024524.6
Aug 2024523.9
Jul 2024513.9
Jun 2024495.7
May 2024500.5
Apr 2024489.9
Mar 2024488.9
Feb 2024480.1
Jan 2024486.9
Dec 2023474.6
Nov 2023473.4
Oct 2023477.0
Sep 2023474.4
Aug 2023468.1
Jul 2023465.1
Jun 2023464.0
May 2023453.9
Apr 2023451.0
Mar 2023466.5
Feb 2023460.9
Jan 2023477.2
Dec 2022451.1
Nov 2022475.5
Oct 2022481.0
Sep 2022492.2
Aug 2022501.5
Jul 2022500.3
Jun 2022482.0
May 2022482.2
Apr 2022482.1
Mar 2022478.9
Feb 2022471.2
Jan 2022488.7
Dec 2021445.9
Nov 2021453.9
Oct 2021459.6
Sep 2021455.3
Aug 2021452.1
Jul 2021444.7
Jun 2021419.6
May 2021405.7
Apr 2021407.4
Mar 2021457.4
Feb 2021414.7
Jan 2021401.7
Dec 2020374.4
Nov 2020386.8
Oct 2020393.6
Sep 2020388.2
Aug 2020377.9
Jul 2020378.6
Jun 2020364.3
May 2020374.3
Apr 2020366.6
Mar 2020366.9
Feb 2020360.6
Jan 2020370.2
Dec 2019351.7
Nov 2019351.6
Oct 2019351.5
Sep 2019353.1
Aug 2019355.3
Jul 2019348.0
Jun 2019339.1
May 2019340.8
Apr 2019339.9
Mar 2019340.3
Feb 2019335.7
Jan 2019339.5
Dec 2018324.0
Nov 2018334.3
Oct 2018330.4
Sep 2018327.2
Aug 2018330.6
Jul 2018326.7
Jun 2018325.2
May 2018319.1
Apr 2018314.7
Mar 2018316.4
Feb 2018309.2
Jan 2018311.2
Dec 2017297.9
Nov 2017301.0
Oct 2017302.4
Sep 2017303.2
Aug 2017301.7
Jul 2017296.7
Jun 2017297.1
May 2017291.7
Apr 2017288.6
Mar 2017290.9
Feb 2017284.7
Jan 2017290.4
Dec 2016277.0
Nov 2016277.4
Oct 2016278.3
Sep 2016284.9
Aug 2016279.9
Jul 2016276.4
Jun 2016272.0
May 2016266.0
Apr 2016269.2
Mar 2016265.0
Feb 2016263.9
Jan 2016268.5
Dec 2015262.1
Nov 2015263.6
Oct 2015267.2
Sep 2015262.9
Aug 2015262.4
Jul 2015261.3
Jun 2015257.8
May 2015256.2
Apr 2015252.1
Mar 2015252.9
Feb 2015243.5
Jan 2015250.4
Dec 2014254.7
Nov 2014247.4
Oct 2014252.6
Sep 2014251.2
Aug 2014253.0
Jul 2014254.8
Jun 2014249.8
May 2014246.8
Apr 2014247.4
Mar 2014240.6
Feb 2014240.3
Jan 2014246.7
Dec 2013242.0
Nov 2013238.4
Oct 2013239.4
Sep 2013241.9
Aug 2013241.7
Jul 2013240.4
Jun 2013231.6
May 2013238.1
Apr 2013241.6
Mar 2013247.7
Feb 2013236.4
Jan 2013232.1
Dec 2012249.3
Nov 2012247.7
Oct 2012241.1
Sep 2012243.7
Aug 2012240.6
Jul 2012243.5
Jun 2012270.2
May 2012256.2
Apr 2012259.7
Mar 2012258.8
Feb 2012266.8
Jan 2012271.3
Dec 2011259.1
Nov 2011261.4
Oct 2011266.9
Sep 2011277.0
Aug 2011271.3
Jul 2011279.2
Jun 2011271.6
May 2011270.0
Apr 2011273.3
Mar 2011274.9
Feb 2011263.4
Jan 2011270.8
Dec 2010263.8
Nov 2010263.8
Oct 2010271.5
Sep 2010276.1
Aug 2010272.2
Jul 2010275.6
Jun 2010270.8
May 2010266.1
Apr 2010271.8
Mar 2010265.5
Feb 2010262.8
Jan 2010270.4
Dec 2009269.2
Nov 2009262.6
Oct 2009268.4
Sep 2009262.4
Aug 2009259.9
Jul 2009264.5
Jun 2009260.3
May 2009265.7
Apr 2009267.8
Mar 2009269.8
Feb 2009278.5
Jan 2009287.6
Dec 2008283.3
Nov 2008275.6
Oct 2008291.2
Sep 2008290.3
Aug 2008294.4
Jul 2008290.1
Jun 2008284.0
May 2008283.3
Apr 2008286.9
Mar 2008281.1
Feb 2008288.5
Jan 2008284.1
Dec 2007278.3
Nov 2007283.2
Oct 2007282.3
Sep 2007283.9
Aug 2007289.8
Jul 2007280.9
Jun 2007277.9
May 2007276.7
Apr 2007274.4
Mar 2007274.2
Feb 2007269.8
Jan 2007273.2
Dec 2006267.3
Nov 2006264.8
Oct 2006268.8
Sep 2006271.5
Aug 2006271.1
Jul 2006270.0
Jun 2006267.1
May 2006260.9
Apr 2006261.7
Mar 2006259.6
Feb 2006257.7
Jan 2006256.2
Dec 2005254.4
Nov 2005252.7
Oct 2005253.7
Sep 2005257.7
Aug 2005253.9
Jul 2005253.4
Jun 2005249.2
May 2005246.3
Apr 2005246.9
Mar 2005244.0
Feb 2005241.5
Jan 2005241.3
Dec 2004236.1
Nov 2004237.4
Oct 2004241.2
Sep 2004245.4
Aug 2004244.8
Jul 2004242.7
Jun 2004238.2
May 2004238.5
Apr 2004239.2
Mar 2004236.2
Feb 2004235.8
Jan 2004230.1
Dec 2003237.6
Nov 2003231.2
Oct 2003233.8
Sep 2003230.8
Aug 2003230.3
Jul 2003230.2
Jun 2003230.1
May 2003227.5
Apr 2003227.6
Mar 2003224.6
Feb 2003224.9
Jan 2003226.8
Dec 2002226.0
Nov 2002225.3
Oct 2002226.8
Sep 2002229.7
Aug 2002229.9
Jul 2002226.6
Jun 2002224.0
May 2002223.8
Apr 2002221.9
Mar 2002221.7
Feb 2002217.1
Jan 2002217.0
Dec 2001215.6
Nov 2001217.4
Oct 2001215.5
Sep 2001215.4
Aug 2001215.9
Jul 2001214.4
Jun 2001210.5
May 2001209.5
Apr 2001209.0
Mar 2001202.8
Feb 2001205.0
Jan 2001199.5
Dec 2000205.2
Nov 2000198.9
Oct 2000202.6
Sep 2000202.2
Aug 2000199.9
Jul 2000196.6
Jun 2000191.0
May 2000188.8
Apr 2000184.8
Mar 2000181.7
Feb 2000178.0
Jan 2000176.7
Dec 1999174.6
Nov 1999174.4
Oct 1999174.2
Sep 1999170.6
Aug 1999167.4
Jul 1999164.2
Jun 1999159.2
May 1999155.7
Apr 1999155.4
Mar 1999150.1
Feb 1999147.0
Jan 1999146.4
Dec 1998145.4
Nov 1998143.4
Oct 1998144.1
Sep 1998143.6
Aug 1998143.7
Jul 1998142.3
Jun 1998136.5
May 1998137.7
Apr 1998134.9
Mar 1998134.4
Feb 1998133.1
Jan 1998132.8
Dec 1997132.5
Nov 1997130.1
Oct 1997131.2
Sep 1997130.8
Aug 1997130.5
Jul 1997128.5
Jun 1997126.1
May 1997124.6
Apr 1997123.2
Mar 1997121.1
Feb 1997120.9
Jan 1997119.0
Dec 1996121.4
Nov 1996119.2
Oct 1996117.8
Sep 1996117.5
Aug 1996118.7
Jul 1996117.1
Jun 1996112.2
May 1996113.9
Apr 1996111.9
Mar 1996110.3
Feb 1996108.5
Jan 1996108.7
Dec 1995108.8
Nov 1995107.2
Oct 1995106.8
Sep 1995107.5
Aug 1995108.5
Jul 1995107.0
Jun 1995105.2
May 1995103.7
Apr 1995100.9
Mar 1995101.6
Feb 1995100.8
Jan 1995100.0

Every fall of 3% or more

From the peak to the lowest month after it, and how long prices took to get back.

PeakLowFallMonths fallingMonths to recover
December 2003January 2004−3.1%13
September 2004December 2004−3.8%34
August 2007December 2007−4.0%47
August 2008June 2013−21.3%5848
November 2018December 2018−3.1%11
October 2020December 2020−4.9%21
March 2021May 2021−11.3%25
January 2022February 2022−3.6%15
August 2022April 2023−10.1%815
October 2025November 2025−4.3%18

Netherlands against the EU since 2015

Eurostat's house price index for all dwellings, 2015 = 100. National figures, comparable across member states.

  • Netherlands
  • EU
  • 2015 = 100
Show the numbers
PeriodNetherlandsEU
Q2 2026222.6168.6
Q1 2026221.4166.5
Q4 2025219.0164.6
Q3 2025218.0163.5
Q2 2025213.4161.0
Q1 2025210.3158.5
Q4 2024206.3156.2
Q3 2024202.0155.1
Q2 2024194.8152.7
Q1 2024189.9149.8
Q4 2023186.1148.9
Q3 2023182.9149.1
Q2 2023180.9148.2
Q1 2023183.1147.6
Q4 2022185.9148.7
Q3 2022190.0150.9
Q2 2022188.6149.6
Q1 2022182.9146.2
Q4 2021175.9143.2
Q3 2021169.6140.2
Q2 2021160.6136.0
Q1 2021153.7132.1
Q4 2020148.4129.8
Q3 2020146.0128.1
Q2 2020142.6126.3
Q1 2020139.3124.4
Q4 2019136.5122.7
Q3 2019134.5121.5
Q2 2019132.2119.8
Q1 2019130.3117.6
Q4 2018128.2116.8
Q3 2018126.5115.9
Q2 2018122.6114.2
Q1 2018120.3112.3
Q4 2017117.7111.2
Q3 2017115.2110.4
Q2 2017112.1108.8
Q1 2017110.2106.9
Q4 2016108.0106.1
Q3 2016106.6105.4
Q2 2016104.0103.8
Q1 2016102.5102.0
Q4 2015101.5101.1
Q3 2015101.0100.8
Q2 201599.299.8
Q1 201598.398.3

CBS's average sale prices go back to 1995: monthly for the Netherlands, by quarter for its provinces. Municipalities publish a yearly average only, so their falls are dated by year and short dips inside a year do not show. The averages are not adjusted for the mix of homes sold, so part of a fall can be a shift to cheaper homes. A fall counts once prices drop 3% below a peak, and ends when they are back at it.

Other reports for the Netherlands

Next 12 months

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%

Affordability

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%

Buy or rent

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

New homes

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

People and new homes

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

Empty homes

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

Renovation

In 2024, 22% of the homes added came from existing buildings rather than new ones.

Homes from existing buildings, 2024
22%

Public housing works

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