Eastern Netherlands Leads Housing Price Growth as National Market Rises

Eastern Netherlands Leads Housing Price Growth as National Market Rises

The Dutch housing market saw a notable rebound in the fourth quarter of 2025, with existing home prices climbing an average of 6.2% compared to the same period a year earlier. While price hikes were observed across nearly all municipalities, the strongest momentum emerged in the east of the country, outpacing western regions. This trend reflects evolving demand patterns, shifting economic activity, and the broader cycle of the national property market.

National Market Overview

After reaching a peak in mid-2022, the Dutch home price index experienced a modest decline until mid-2023. During that downturn, prices in most large municipalities dipped slightly, driven by rising mortgage rates and economic uncertainty. However, the correction was relatively mild in smaller towns, where prices largely levelled off rather than falling. Since mid-2023, renewed demand and stabilising lending conditions have propelled home prices upward again, culminating in record highs in most regions by the end of 2025.

Statistics Netherlands (CBS) and the Land Registry report that existing home prices are now at their highest levels on record in the majority of Dutch municipalities. While the overall national increase of 6.2% is significant, regional disparities underline shifting preferences among buyers and investors.

Regional Disparities: East vs. West

Price growth in eastern municipalities consistently outpaced western counterparts during Q4 2025. Several factors help explain this eastward shift:

• Affordability Pressure: As prices in major western cities like Amsterdam, The Hague, and Rotterdam soared in recent years, buyers have increasingly looked to eastern provinces (Gelderland, Overijssel) for more affordable options.
• Infrastructure Investments: Upgrades to rail and road connections have improved links between eastern towns and economic centres, making commuting and remote working more attractive.
• Quality of Life: Many eastern municipalities boast larger homes, green spaces, and lower population density, appealing to families and those seeking a quieter environment.

By contrast, some western areas have seen more modest gains, partly due to already elevated price levels and limited supply in densely populated regions.

Top Gainers: Winterswijk and Albrandswaard

The most dramatic year-on-year price increases occurred in:

1. Winterswijk (21.6% growth) – This Gelderland town near the German border recorded the highest jump in home prices. Its combination of rural charm, competitive pricing, and improving transport links has drawn considerable buyer interest.
2. Albrandswaard (19.1% growth) – Located just south of Rotterdam, Albrandswaard benefits from proximity to the port city’s employment opportunities while offering a suburban, family-friendly setting.
3. Zoeterwoude (17.6% growth) – In South Holland, Zoeterwoude has seen rising demand thanks to its scenic surroundings along the River Oude Rijn and its position between Leiden and Zoetermeer.
4. Pekela (17.4% growth) – Situated in the province of Groningen, Pekela’s affordability and recent infrastructure improvements have made it an appealing option for first-time buyers.

These municipalities illustrate how buyers are willing to venture beyond the traditional hotspots in search of value and lifestyle perks.

Municipalities with Price Declines

A small number of areas bucked the national trend, seeing slight reductions in average home prices:

• Wormerland: 1.5% year-on-year decrease
• Gulpen-Wittem: 1.4% decline
• Valkenburg aan de Geul: 0.3% drop

These municipalities, located in North Holland and Limburg, respectively, may have faced temporary oversupply or local economic factors that curbed demand. Nonetheless, the price falls in these areas were limited, and most Dutch regions saw gains.

Implications for Renters and Buyers

For prospective homebuyers, the accelerating price growth in eastern municipalities underscores both opportunity and competition. Buyers seeking affordability may still find relative bargains in smaller towns, but rapid increases mean they must act swiftly and conduct thorough market research.

Renters, meanwhile, are watching trends closely. While rising purchase prices can push more people into rental markets, areas with strong price gains often see rental rates climb as well. Consequently, tenants in the east and suburban regions should anticipate upward pressure on monthly rents, particularly in popular municipalities.

Looking Ahead: What to Expect in 2026

Industry analysts predict that mortgage rates will gradually stabilise in 2026, and supply shortages are likely to persist without significant new construction. These conditions suggest continued upward price pressure, albeit at a more moderate pace than the double-digit gains seen in certain towns.

• Supply-side measures: Municipalities and woningcorporaties (social housing corporations) may accelerate building permits and housing projects to ease shortages.
• Policy developments: Government initiatives on rent controls and tax incentives could influence investment behaviour and affordability in key regions.

Homebuyers and renters should monitor official updates from the Dutch government and Statistics Netherlands for the latest market data.

Conclusion

The fourth quarter of 2025 highlighted a clear east-west divide in the Dutch housing market. While the national average home price rose by 6.2%, eastern municipalities such as Winterswijk and Albrandswaard led the way with gains exceeding 19%. Even as some smaller areas saw minor declines, the overall trend points to a resilient market driven by demand for affordable, spacious housing outside the major western cities.

Whether you’re planning to buy or rent, staying informed about regional dynamics is essential. For an easy way to explore rental listings across the Netherlands and find your next home, visit Luntero.