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Navigating Dutch housing market trends: Buying a home in the Netherlands amid market shifts

The daffodils are in flower and at Expat Mortgages we are seeing clear signs of healthier development in the housing market this spring. Confused about what the news means for you? Read on!

Mortgage Interest Rates

After years of an overheated housing market, 2022 saw a significant change. Due to rising interest rates, the housing market has cooled down. Currently, overbidding is much less necessary than in the year before, and price negotiation is sometimes possible.

Last year, buyers felt under pressure to present the best possible bid and make an offer without a proviso allowing them to break the agreement if they didn’t raise appropriate financing. But this ‘financing’ clause has now returned to purchase agreements, protecting you as a buyer.

Despite a shortage of between 315,000 and 400,000 homes, according to experts, some Dutch home seekers have decided to postpone their search because they are concerned house prices are trending downwards. But there may be a different value equation for expats, who are more likely to be living in extremely expensive (and scarce) rental housing. This means that it can still save you money to pay a bank for a mortgage each month rather than your landlord. If Dutch buyers are cautious right now, this presents international residents an opportunity to find a suitable home to buy.

NHG (National Mortgage Guarantee)

The National Mortgage Guarantee provides a safety net if you can no longer afford to pay your mortgage due to circumstances such as unemployment or disability, or if you have a residual debt after selling your home due to these circumstances. NHG provides the lender with certainty that the mortgage will be repaid and rewards you with a competitive mortgage interest rate. In 2023, the NHG limit has increased to €405,000 (maximum purchase price, including renovation costs), and at Expat Mortgages, we are seeing more requests for mortgages with the NHG.

With or without the NHG, you can borrow an additional amount of up to 6% of the home’s market value for energy-saving measures.


We believe that buying a home and taking out a mortgage is still a good idea if you plan to own the property for a longer period (more than three years). If you plan to sell again within two years, we believe that the current market conditions are less favourable.

Interest in buying a property has increased among internationals. Our webinars in January (and February) have been visited by many people while our average leads and appointments have increased by more than 20%.

So do your sums, take a look at the market and see if it’s the right time for you to find a house in the Netherlands to call home!

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