Record Home Sales in Dutch Housing Market in 2026: ING Forecasts All-Time High

Record Home Sales in Dutch Housing Market in 2026: ING Forecasts All-Time High

An upcoming surge in transactions is set to redefine the Netherlands’ housing landscape. According to a recent ING report, the country is on track to sell a record 245,000 homes in 2026, surpassing the previous peak of 242,000 in 2017. This projection follows a notable increase in housing supply, evolving regulations for rental properties, and changing buyer sentiment driven by higher mortgage rates.

Growing Housing Supply Fuels Market Activity

In Q2 2026, the Netherlands saw a 9% year-on-year increase in homes listed for sale. A surprising driver of this growth has been the sale of former rental properties—one in six new listings originated from landlords. Many of these owners are responding to the Affordable Rent Act (introduced in 2024), which caps rents for certain units. Facing tighter margins and a complex compliance framework, some landlords have opted to exit the rental market entirely.

As more homes come onto the market, existing homeowners gain confidence to trade up or relocate. They can purchase a new property more easily, then list their former home, creating a positive feedback loop that elevates transaction volumes.

Why 2026 Will Be a Record Year for Sales

ING economists estimate 245,000 home sales in 2026, a milestone driven by:

• Increased inventory: More choice accelerates decisions. Buyers facing limited options in recent years are finding properties that match their needs.
• Seller momentum: Homeowners are likelier to list when they can secure a replacement property quickly, sustaining transaction velocity.
• Regulatory shifts: The Affordable Rent Act has nudged rental investors to sell, adding to the pool of owner-occupied listings.

While 2027 might see a slight dip in sales—especially as rental property disposals taper off—2026 stands out as a turning point for the Dutch market.

Price Trends and Mortgage Rate Impact

Despite rising sales, housing prices in the Netherlands continue to climb—albeit at a slower pace. ING projects a 3% increase in average home values for 2026, down from 9% in 2025, with growth tapering further to 1.5% in 2027. Key factors include:

• Higher mortgage interest rates, which reduce borrowing power and buyer budgets.
• Slowing wage growth, which tempers purchasing capacity despite still-rising incomes.
• Waning consumer confidence, as prospective buyers adopt a more cautious bidding strategy.

Nevertheless, competitive dynamics remain. The average property now sells within four weeks, underscoring persistent demand despite elevated rates.

What This Means for Buyers and Renters

For prospective homeowners:

• More options: A broader selection of houses and apartments means buyers can be more selective.
• Negotiation leverage: With lenders tightening criteria, sellers may be more open to offers from pre-approved buyers.
• Timing matters: Purchasing earlier in 2026 could lock in slightly better borrowing rates before any further hikes.

For renters:

• Potential rent relief: As landlords sell off rental units, vacancies may rise temporarily, easing upward pressure on rents.
• Huurtoeslag considerations: Renters receiving huurtoeslag (housing allowance) should monitor new lease agreements closely, since state subsidies depend on rent thresholds.

Navigating the Market: Tips for Prospective Buyers

1. Get mortgage pre-approval: Understand your borrowing capacity and lock in a rate to strengthen your offer.
2. Work with a specialist: A mortgage advisor familiar with Dutch regulations can guide you through options, from starter loans to green mortgages.
3. Research neighborhoods: Increased supply may vary by region—cities like Amsterdam, Utrecht, and Rotterdam remain competitive, while secondary markets may offer more deals.
4. Inspect carefully: With volumes up, some properties move quickly. Schedule professional inspections to avoid costly surprises.
5. Stay informed on regulations: New rules for rentals and energy performance requirements can affect resale value and running costs.

Conclusion

The Dutch housing market is poised for its busiest year ever, with ING forecasting record sales and moderated price growth driven by rising supply and evolving financial conditions. Whether you’re buying your first home or considering an investment property, 2026 offers unique opportunities—but also fresh challenges in a shifting regulatory landscape.

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