There is always a lot going on on the Dutch housing market, so here is a quick round up of the latest developments.

More smaller apartments on the market

The government’s decision to bring more rental properties under rent control has prompted some landlords — particularly those with smaller holdings in inner cities — to sell when a flat becomes vacant.

This means if you are open to a smaller property, you may now have a better chance of buying one. Figures published earlier this month suggest two in five apartments currently for sale in major cities are former rentals.

“This means that more property is available in the €250,000 to €400,000 price range,” says Richardo Cruz Fortes from Expat Mortgages. “So there are more opportunities, but also more competition, because the prices are attractive and more people can afford to buy.”

A side effect of the sale of so many small apartments is a shrinking rental supply, which is also increasing competition in the buyers’ market. “After all, people have to live somewhere. And in the long term, of course, the return on investment in buying a property is going to increase every year,” Richardo adds.

Interest rates

As of late April, you can get a 10-year fixed rate mortgage for around 3.4% to 3.7%, and experts suggest rates may fall slightly further. But does this mean now is the right time to buy?

“Buying a house is an emotional thing,” says Richardo. “Interest rates may have come down a little, but house prices are rising. The right time is the right time if it feels like it is. So don’t wait for interest rates to drop.”

Transparency and sealing the deal

The role of estate agents has come under scrutiny recently, particularly in relation to overbidding and the lack of transparency. Last month, homeowners’ association VEH published a survey suggesting that many potential buyers do not trust estate agents and do not understand the bid book system.

“The lack of transparency in the way the bidding process works is a real issue for buyers,” says Richardo. “We try to make sure our clients are as well prepared as possible — that they know how much they can borrow and that their paperwork is in order. But in the end, you can lose the home you’ve set your heart on because someone has bid more, and that can be very frustrating. So it would be good to have more transparency about the bidding process.”

Mortgage calculator

Before you can bid, of course, you need to know how much you can borrow. To get a rough idea, use an online mortgage calculator, but for an accurate figure, you should make an appointment with a mortgage advisor. They will ensure all bonuses and financial benefits in your employment contract are included. Advisors can also assist freelancers with more complex income structures.

You can make an appointment with Richardo or another Expat Mortgages advisor to talk it through.

Bidding without a financial clause

One trend that has emerged in recent months is bidding on a property without a financial clause — meaning you make an offer without final mortgage approval. Sellers prefer this because it gives them more certainty, so it can give you an edge.

Expat Mortgages now offers clients a secured bidding plan, allowing them to bid without a financial clause for a fee. “As a mortgage advisor, I would always recommend including a finance clause,” says Richardo. “But given what is happening in the market, secured bidding can be a sensible option.

“We do, of course, complete all financial checks in advance, so there should be no problem. But if something does go wrong, and you’ve taken out secured bidding insurance, any potential fine for pulling out is covered.”

Spring financial statement

The government’s spring financial statement did not include any direct changes for home buyers, though you may pay slightly more in tax. More changes could follow in the autumn, when the government finalises its 2026 spending plans.

Face-to-face meetings

Expat Mortgages has moved to a new office space — Zandkasteel, in Amsterdam Zuidoost — where it has started hosting a series of live, face-to-face events as a more personal alternative to online webinars.

The next live event is on May 13. Sign up here. Richardo will be on hand to answer all of your questions.

And you can always check out the FAQs on the Expat Mortgages website to see if they have the answers. Or make an appointment to talk directly to an advisor.