Dutch Home Prices Rose 4.2% in Q2 as Six Municipalities Turned Negative

Statistics Netherlands put Q2 2026 existing-home prices 4.2% above a year earlier, but six municipalities recorded falls and Amsterdam gained just 0.1%.

Existing owner-occupied homes in the Netherlands sold for 4.2% more in the second quarter of 2026 than a year earlier, Statistics Netherlands (CBS) reported on 11 August — the tenth consecutive quarter of annual growth. The more interesting number is six: that is how many Dutch municipalities recorded outright price declines, up from one in the previous quarter.

Where the declines showed up

Noord-Beveland, a Zeeland municipality, posted the steepest fall at 5.1%. Ouder-Amstel, immediately south-east of Amsterdam, was down 2.8%, and the bulb-region town of Hillegom 2.5%. Valkenswaard and Veldhoven, both in the Eindhoven orbit, each slipped 0.8%, and IJsselstein 0.3%. These are small markets where a handful of transactions can move a quarterly average, so the individual percentages matter less than the pattern: the losses cluster around Amsterdam and Eindhoven, two areas that led the previous upswing.

The growth has moved to the periphery

The fastest gains were nowhere near the Randstad. Oost Gelre, on the German border, rose 20.9%; Voorst 19.4%; Pekela in Groningen 16.2%; Tubbergen 14.8%; and Noardeast-Fryslân 14.3%. The four large cities all sat at or below the national average — Amsterdam 0.1%, Utrecht 2.2%, Rotterdam 3.2%, The Hague 4.5%. The spread is consistent with buyers trading distance for floor space, though CBS publishes the index without attributing causes.

What the yield looks like after tax

Glopra tracks the Dutch national average at roughly $4,900 per square metre, derived from the CBS average transaction price of €496,235 divided by typical dwelling floor area and cross-checked against NVM and two independent per-square-metre series. The gross rental yield stands at 5.97%. The Netherlands also carries one of the heaviest standardised non-resident rental tax burdens in Glopra's 70-market set at 36%, which takes that gross figure to roughly 3.8% net before operating costs. With the national index up 4.2% and Amsterdam effectively flat, the income line is now doing more of the work than the capital line.

Sources: CBS (Statistics Netherlands) https://www.cbs.nl/nl-nl/nieuws/2026/33/in-6-gemeenten-daalden-prijzen-bestaande-koopwoningen; NL Times https://nltimes.nl/2026/08/11/home-prices-still-rising-almost-everywhere-nl-decreases-6-municipalities

Market data: Netherlands