The Average Dutch Home Passed €500,000 in July as Price Growth Slowed to 3.9%

Existing Dutch homes averaged €500,988 in July 2026, CBS reported, as annual price growth eased again to 3.9% while sales rose 5% to 22,241 in the month.

An existing owner-occupied home in the Netherlands changed hands for an average of €500,988 in July 2026 — the first month the national average has sat above half a million euros. The figure comes from Statistics Netherlands (CBS) and the Land Registry (Kadaster), published on 21 August 2026. Prices were 3.9% higher than in July 2025, down from 4.1% in June and well under half the 8.6% annual pace recorded a year earlier.

A record average sitting on a decelerating index

The CBS price index for existing owner-occupied dwellings reached 156.7 in July (2020 = 100), a 0.5% gain on June. That leaves prices 17.9% above the previous market peak of July 2022, when the index stood at 132.7.

CBS is explicit that annual price growth has been flattening almost without interruption since late 2024, and July continues that run rather than breaking it. The two headline numbers therefore say different things and should not be read as one. The €500,988 average reflects whichever homes happened to sell in July and moves with the mix of large and small, city and province. The index strips that out. In July both point the same direction, but the index is the cleaner read on underlying prices.

Volumes went up, not down

A cooling price series usually raises the question of whether buyers are stepping back. In the Dutch data they are not. The Kadaster registered 22,241 transactions in July, 5% more than in July 2025, and 137,142 sales in the first seven months of 2026 — 5.4% above the same period last year.

That combination, more transactions alongside slower price growth, is what a market looks like when supply catches up with demand rather than when demand disappears. It also means the slowdown is being driven by what sellers can achieve, not by how many of them find a buyer.

How this sits against Glopra's Dutch numbers

Glopra's Netherlands row, snapshot dated 17 August 2026, carries a national average of $4,900 per square metre built on CBS transaction data rather than asking prices, and a gross rental yield of 5.97%. The annual growth figure on that row is +5.2%, taken from the Eurostat first-quarter 2026 reading. The July CBS print of 3.9% is both fresher and slower, and the distance between the two is precisely the cooling that has happened since the first quarter.

For a non-resident landlord the return picture is shaped less by the price index than by the tax line. Glopra's standardised effective rate on Dutch rental income is 36% — high enough that the gap between the 5.97% gross yield and what an owner actually keeps is wider in the Netherlands than in most European markets Glopra tracks at a comparable yield.

What to watch next

Three things will tell whether July was a turning point or another step down a gentle slope: whether the monthly index gain holds near 0.5%, whether transaction growth stays positive into the autumn, and whether the average transaction price stays above €500,000 once the summer sales mix normalises. CBS publishes the August figures in September.

Sources: Statistics Netherlands (CBS), Koopwoningen in juli bijna 4 procent duurder dan jaar eerder, 21 Aug 2026 https://www.cbs.nl/nl-nl/nieuws/2026/34/koopwoningen-in-juli-bijna-4-procent-duurder-dan-jaar-eerder; Transport Online (CBS/Kadaster July 2026 figures), 21 Aug 2026 https://www.transport-online.nl/135701/gemiddelde-koopwoning-kost-inmiddels-ruim-500-000-euro-prijzen-stijgen-verder/

Market data: Netherlands