Dutch Housing Market Cools, First-Time Buyers Get Relief

For the first time in years, Dutch homebuyers are getting a chance to slow down and think before making an offer.

The Netherlands' overheated housing market is finally cooling off, according to new data from NVM, the country's largest estate agent association. More properties are going up for sale, giving buyers more options and slightly more breathing room in a market that has felt impossibly tight for years.

The changes are particularly welcome news for first-time buyers. They now represent almost half of all home transactions, a significant jump from previous years. While homes still sell in under a month on average, buyers are no longer facing the same frenzied competition that defined the market for so long.

Lana Goutsmits-Gerssen, chairwoman of NVM's housing group, sees cautious optimism ahead. "It is a less pressured market," she said at a recent press presentation in Utrecht. "Buyers have more choice and a little more time to decide."

The market saw over 166,000 sales in 2025, making it a banner year for agents. But the pace of price increases has slowed significantly in recent months, especially in some of the country's wealthiest areas. Price rises now barely outpace inflation at 3.9% year over year.

One unexpected factor is helping increase supply. Landlords are selling off rental properties due to new rent controls and property taxes, putting more homes on the market through mid-2026. This wave is creating opportunities for buyers who had been shut out before.

The Bright Side

The cooling market doesn't mean prices are crashing. Instead, it signals something healthier: a shift from panic buying to thoughtful decision-making. Buyers can now attend seven viewings on average instead of racing to make instant offers sight unseen.

First-time buyers are benefiting most from these changes. For years, they competed against investors and cash buyers with little chance of success. Now they're finally getting keys to their first homes.

NVM suggests the positive trend could continue if supply remains steady and economic conditions stay stable. Estate agents across the country report seeing the difference firsthand as buyers spend more time evaluating homes rather than immediately bidding over asking price.

The Netherlands still faces a housing shortage of around 400,000 homes, and challenges remain. But for the thousands of first-time buyers finally stepping onto the property ladder, this cooling market feels less like a crisis and more like an opportunity.

After a decade of watching prices double, the Dutch housing market is finding a more sustainable rhythm that works better for everyone.