The average house price in the Netherlands in June 2026 is around €539,000, but the median asking price is much lower at €470,000. That difference is no detail. The median, the price exactly in the middle of the supply, tells you much more about what an ordinary buyer encounters than the average. Below we explain why, and show the asking prices per city based on our own current housing supply.
First the caveat
This is not a definitive calculation nor financial advice. We look at the asking prices in our own housing supply, i.e. what sellers are asking, not what is actually paid after negotiation or at the notary. Asking prices are not transaction prices. In addition, we only count private homes currently listed online, no room rentals and no previously sold homes. So consider these figures as a current snapshot of the market you are entering, not as an official price statistic.
What is the average house price in the Netherlands in 2026?
Measured across the whole of the Netherlands, in June 2026 it looks like this:
- Median asking price: €470,000. Half of the supply is cheaper, half is more expensive.
- Average asking price: approximately €539,000. Much higher, because it is pulled up by a small group of expensive homes.
- Median price per square metre: approximately €4,300. This is the most useful measure to compare places with each other, regardless of the size of the house.
The average is therefore almost €70,000 above the median. That is precisely why we prefer to work with the median for house prices.
Why is the median better than the average?
The average is calculated by adding up all asking prices and dividing by the number of homes. The problem: a few villas or canal houses worth several million euros pull that average up significantly, while almost no one in the market encounters such prices.
The median is the price of the home that sits exactly in the middle. If you sort all homes from cheapest to most expensive, the median is the middle one. A handful of extremely expensive homes barely shifts that middle home. As a result, the median aligns much better with what an average buyer actually sees.
The average tells you something about the supply, the median tells you something about your search.
Hence, below we mention the median asking price per city, not the average.
What does a house cost per city?
The national figures hide enormous differences. Between the most expensive and the most affordable large city in our supply, there is almost a factor of two. These are the median asking prices in June 2026:
Most expensive cities
- Amsterdam: €595,000 (approximately €8,250 per m2).
- Haarlem: €550,000.
- Amersfoort: €525,000.
- Utrecht: €510,000.
- Leiden: €500,000.
- Eindhoven: €489,000.
Most affordable cities
- Groningen: €325,000.
- Enschede: €375,000.
- Tilburg: €400,000.
- Rotterdam: €410,000.
- Nijmegen: €413,000.
- Maastricht: €415,000.
In between is a broad middle ground: Arnhem at €419,000, Zwolle at €450,000, The Hague at €460,000, and Almere, Breda and Apeldoorn all around €475,000.
Striking: Rotterdam at €410,000 is by far the most affordable of the four major cities, while Amsterdam leads the top at €595,000. The asking price of an average home in Amsterdam is almost €270,000 above that in Groningen.
Why the price per square metre offers a fairer comparison
A median asking price does not always compare apples with apples: in one city the supply consists of spacious family homes, in another mainly of compact apartments. That is why the price per square metre is often more insightful.
Nationally, you pay about €4,300 per square metre. In Amsterdam, that rises to around €8,250 per square metre, almost double the national average. This means that the high median in Amsterdam is not because the homes are large, but because every square metre is simply much more expensive. If you are looking for space for your money, cities like Groningen, Enschede or Tilburg will get you much further.
What does this mean for buyers?
A few things to keep in mind when you are looking:
- Compare with the median, not the average. The average of €539,000 makes the market more expensive than it is for most buyers. The median of €470,000 is closer to reality.
- Look at your own city, not the national figure. The difference between places is greater than the difference between the national median and the national average.
- The median of €470,000 falls nicely within the NHG limit. Up to €470,000 (or €498,200 with energy-saving features) you can borrow with National Mortgage Guarantee, at a slightly lower interest rate. An average home in, for example, Groningen, Enschede, Tilburg or Rotterdam stays well below that.
- Budget for additional costs on top of the asking price. Allow for approximately 2% transfer tax (or 0% with the starter exemption if you are 18 to 34 and the house costs a maximum of €555,000), plus roughly €1,800 in notary fees and advisory and valuation costs.
Want to know what an average home costs in your city? On Buurtje.nl you can see the current supply for sale per location, along with neighbourhood information, so you can immediately translate the figures above into your own search.
Source: own current housing supply on Buurtje.nl, median asking prices of private homes, June 2026. Asking prices are not transaction prices. This article is for informational purposes and is not financial or tax advice.
