The Dutch housing market will continue to evolve in 2026. After a period of strong price increases and high pressure on supply, new trends are emerging that are important for both starters and homeowners who want to take the next step. In this blog we list the most important developments, with practical insights that help you better understand the market of tomorrow.
Starters have an advantage in 2026
It will become slightly easier for starters on the housing market to buy their first home in 2026. The starter exemption will be increased from 1 January 2026. This means that you do not have to pay transfer tax if you are younger than 35 years old, buy a home with a value of up to €555,000 and you will live there as your main residence.
Normally you pay 2% transfer tax on the purchase price. For example, for a house worth €400,000, this quickly means that you save €8,000 in taxes.
A higher NHG limit in 2026
Another important development for home buyers in 2026 is the increase in the NHG limit. The NHG, National Mortgage Guarantee, is a guarantee that you can take out with your mortgage. This guarantee gives you extra security and often a lower mortgage interest rate, because lenders estimate the risk to be lower if you have NHG.
From January 1, 2026, the NHG limit will increase from €450,000 to €470,000. This means that you can buy a house up to a maximum of €470,000 including any renovation costs and still qualify for NHG conditions. Are you buying a home and are you including sustainability measures in your mortgage? Then the limit is even slightly higher, namely €498,200.
House prices expected 2026: increase between 3% and 6%
Many buyers and sellers wonder how house prices will develop in 2026. House prices are expected to rise further in 2026, but at a slower pace than in recent years.
The forecasts of several major banks indicate a price increase of approximately 3% to 6% in 2026. Important reasons for the expected weaker increase are the weakening growth in wages and the additional sales of homes by investors, which increases supply and partly dampens price pressure.
More opportunities for homeowners looking to move
For homeowners who want to move, there will be visible developments in 2026 that will influence the market. In particular, the wave of sales of former rental properties by investors, the so-called sales wave, temporarily increases the supply of existing owner-occupied homes.
Because investors are putting their rental properties up for sale en masse, significantly more homes will come onto the market by 2025, leading to more transactions and slightly more choice for buyers with an existing home.
This can be positive for transfer students. More supply often means slightly more room for negotiation and a greater chance of finding a home that suits the next phase of life.
