In February 2025, the prices of owner-occupied homes (excluding new builds) were, on average, 10.6% higher than a year earlier. Compared to January, however, prices showed little to no change.

In February, the average sale price of owner-occupied homes was €467,363.

According to the Dutch Kadaster data, 16,356 housing transactions were recorded in February, marking an increase of over 18% compared to last year. In the first two months of 2025, 34,263 homes changed hands, reflecting a year-on-year rise of more than 21%.

With a strong year behind us and little change in market trends, one of the biggest banks predicts +7% price growth forecast for 2025 and +3% for 2026.

Utrecht and rural areas are expected to drive price growth, while Amsterdam, Rotterdam, and The Hague may see slightly below-average increases.

ABN Amro expects transaction forecast to +5% (previously +2.5% , driven by strong market liquidity and continued sales by private investors until late 2025.)

The wave of investor sales is expected to subside by 2026, so we keep our 2026 transaction growth forecast at +1%.

Household incomes increased in 2024, supporting expectations of higher demand in 2025, as price effects typically lag behind income growth.

Mortgage rates are expected to decline, though they are nearing their floor. The ECB is likely to lower its deposit rate, but rising risk premiums may limit how much lenders pass on these reductions.

Although construction activity has recently increased, it’s not enough to lower prices in 2025. Overall, building levels are still too low to address the housing shortage.

ABN AMRO points out signs of challenges in the housing market at the start of 2025. Mortgage rates have slightly increased, and monthly price growth nearly stalled in February.

The rise in mortgage rates can be partly attributed to the relaxation of the German debt brake and the approval of nearly €1 trillion in new debt, which added risks to the eurozone and led to a slight increase in mortgage rates.

However, part of the recent increase in mortgage rates could also be attributed to uncertainty surrounding President Trump's tariff plans for EU goods. ABN AMRO has assessed the potential impact on the Dutch housing market as minimal and expects that any economic effects if they materialize, will take time to become evident.

Owner-occupied homes are expected to become 8.6% more expensive on average in 2025.

A slightly lower price increase of 5.7% is forecasted for 2026.

The upward trend in home sales is projected to continue. There are an estimated 222,000 sales in 2025 and 227,000 sales in 2026.

The number of transactions significantly rose last year, partly due to residential investors "selling off" former rental properties, as renting them out has become less attractive.

This wave of sales is expected to exist in the coming years. Combined with the recovery in housing construction, it will create more opportunities for sales.

ING expects 10% more home sales in 2025 and a 5.5% increase in house prices this year, slower than last year.

Demand for owner-occupied homes will rise, driven by more households, higher wages, and improved sentiment.

The supply is increasing but remains limited. More homes are listed due to investors selling rental properties and homeowners seeking new homes.

House price growth is expected to continue in 2025, though slower than in 2024.