Netherlands real estate market — prices, rental yield and trend

• Average price: $5,562 / m²
• Gross rental yield: 4.83%
• 12-month price change (USD): 0.2%
• Net rental yield: 3.09%
• Transaction cost: 11.5%
• Bubble-risk band: elevated
• Price basis: national average

Residential property in Netherlands averages $5,562 per square metre. In dollar terms the market has barely moved over the last twelve months (+0.2%). That makes it the 60th most expensive of the 264 markets in the set.

What a buyer pays in Netherlands

The $5,562 figure is a national average across all residential property types, which flattens a wide spread — the capital typically runs far above it and small towns far below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 11.5% of the price here. On a 100 m² apartment at the average price that is roughly $63,962 on top of the $556,190 purchase price. That is above the 9.5% median across the set — the entry cost is part of the investment case here. Inside Netherlands we track 2 local markets separately: Amsterdam at $10,380 (86.6% above the national figure) down to Rotterdam at $5,858.

What it earns

A square metre lets for about $22.4 a month. Against a purchase price of $5,562 per square metre that is 4.8% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 167th of 311 markets by gross yield. Rental income is taxed at 36%, which takes the yield down to 3.1% net. The 1.7-point difference between the gross and net figure is the part most listing sites leave out.

How the tax works. 36%, but not on the rent: the Box 3 system taxes a deemed return instead. 36% × a 6.00% deemed yield × (the WOZ value, reduced by the leegwaarderatio for let property, minus the €59,357 tax-free allowance) comes to roughly 2.16% of the property's value a year regardless of the actual rent — expressed against rent it can be anything from about 19% at a 7% gross yield to 36% at a 4% yield. The counter-evidence rule caps the tax at the actual return, and the leegwaarderatio is abolished from 1 January 2027. Source: belastingdienst.nl.

Where the price sits against its own history

Prices are +31.8% over five years and +120.7% over ten in local terms. Today’s level sits 49.4% above the country’s own long-run trend. A gap that size does not have to close, but it is the number to watch. Glopra’s bubble-risk score for Netherlands is 65 out of 100 — elevated risk. Of the 65 markets scored, 23 read higher. It combines the deviation from trend, price-to-income and the pace of recent growth — a warning light, not a forecast.

Netherlands house price index, 2016–2026 (2016 = 100)

Rebased to 100 in 2016, the index stands at 210 in 2026. The series is in local currency, and the twelve-month numbers above show how much of that a dollar buyer actually keeps.

Who can buy in Netherlands

Freehold; erfpacht (ground lease) in some areas. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Netherlands is built from recorded transaction prices. It was last refreshed on 2026-10-11. We rate our confidence in this market’s data medium: the series is usable, but thinner or less current than our best-covered markets. We recompute every market the same way; a figure that fails our checks is suppressed, not guessed.

Sources: cbs.nl · huisverkopen.nl · nvm.nl · ec.europa.eu. Snapshot: 2026-10-11.