Netherlands

The Dutch housing market in 2025 is characterized by rising prices, a severe housing shortage of around 400,000 homes, and challenges for both buyers and renters. Roughly 70% of Dutch residents own their homes, while about 30% rent, though figures vary by region and city. In Amsterdam, for example, rental is far more common. The most recent average price for buying an existing home nationwide is about 470,000 to 488,000 euros, with urban areas, especially the Randstad, seeing even higher prices. The median price per square meter to buy an apartment in the Netherlands is estimated at 5,000 to 6,000 euros, and renting averages around 18–22 euros per sqm per month in urban centers, with some mid-market rentals in Amsterdam exceeding this range. Social housing rents are capped, with a maximum of around 880 euros per month for 2025, and mid-market private rentals now typically range between 900 and 1,200 euros monthly. Publicly owned housing, referred to as social housing, is significant in Dutch cities—comprising about 42% of Amsterdam’s housing stock and a large share nationally. Social housing is aimed at lower-income households, and most units are managed by housing associations. In the Netherlands, social housing and public housing are considered the same; both terms refer to housing provided on income-based criteria, regulated rents, and allocation by housing associations.

The Netherlands is facing a severe housing crisis, with a nationwide shortage currently estimated at around 400,000 homes and the gap continuing to grow. This shortfall has been driven by persistent population growth, especially in urban areas, combined with consistently low housing construction rates. In 2024, only about 69,000 new homes were completed—a figure far below the government’s annual target of 100,000. The result is dramatically rising housing prices nationwide; in May 2025, the average sale price for a home reached nearly 472,000 euros, reflecting an annual increase of nearly 10%. Permitting and construction delays, due to factors like high costs and interest rates, have exacerbated the crisis. Rising prices have placed homeownership well out of reach for many Dutch citizens. Households now typically need double the average income—and often parental financial support—to purchase a home, particularly in cities. Renters also face steep increases, with private rental prices up by 10–15% over the past five years in major cities. The crisis affects a broad cross-section of society: young people, first-time buyers, families, low- and middle-income earners, and migrants are all struggling to secure affordable housing. These pressures have led to increased social exclusion, inequality, and even public protests in cities like Amsterdam and Rotterdam. The ongoing shortage and affordability issues have created a deeply divided and stressed housing market.

The Dutch national government is pursuing an ambitious agenda to address affordable and sustainable housing. By 2030, it targets the addition of over 900,000 new homes, with at least two-thirds being affordable rentals or owner-occupied houses, and at least 250,000 designated as social housing. The aim is for social housing to comprise 30% of the national housing stock, with affordability thresholds set at 405,000 euros for owner-occupied homes. Key recent measures include the Realisatiestimulans program: starting in 2026, municipalities will receive a 7,000-euro subsidy for each affordable home started, with a national budget of 2.5 billion euros through 2030. There is specific financial support for housing in vulnerable neighborhoods and care homes for seniors. National “living deals” with provinces set binding local construction targets, pushing regions with the greatest need to deliver more homes. Sustainability is integrated via requirements for energy efficiency and support for modular, circular construction. Rental affordability is further supported by the new Affordable Rent Act, which brings rent controls to mid-market housing and strengthens tenant protections. The Betaalbaar Wonen program expands rental regulation and supports purchasing access for first-time buyers and middle-income households, while performance agreements with local governments streamline procedures and allocate funding to accelerate housing production. In Dutch: De overheid streeft naar 900.000 nieuwe woningen tot 2030, waarvan twee derde betaalbaar en minimaal 250.000 als sociale huur. Gemeenten ontvangen vanaf 2026 een subsidie van 7.000 euro per betaalbare woning. Nieuwe regelgeving bevordert betaalbare huurprijzen en duurzame bouw.

Housing cooperatives in the Netherlands currently represent a very small share of the national housing market, comprising only about 1,000 to 2,000 dwellings—far less than in countries like Sweden or Denmark, where the sector makes up a notable portion of the total housing stock. The cooperative housing model is mostly limited to small-scale initiatives and remains a niche, with broader development hindered by regulatory and market barriers. While there is growing political and social interest in expanding cooperative housing as a solution for long-term affordability, significant growth has not yet occurred, and clear market-driven demand remains uncertain. Most affordable and social housing in the Netherlands is provided by large housing associations, which function differently from member-driven cooperatives. However, recent years have seen some increased tenant participation and autonomy within housing associations due to revised regulations. The government’s principal efforts to promote affordable housing focus on traditional social housing via policy agreements, financial incentives for municipalities, and sustainability standards. There are no major, dedicated national programs specifically aimed at scaling up cooperative housing, though the sector is occasionally referenced as a potential model for meeting niche needs not addressed by the mainstream market.

Several prominent individuals and organizations in the Netherlands are actively voicing the need to tackle the housing crisis in cities, with a focus on building affordable and sustainable homes. Key players include the national government, which coordinates efforts with municipalities and provinces, and housing associations such as AEDES and Woonzorg Nederland, both advocating for greater investments in social and affordable housing as well as accelerated construction and sustainable renovation. From the real estate and building sector, many market parties, including those organized under the Toekomstbestendig Bouwen convenant, collaborate for faster, cheaper, and future-proof housing. This platform features more than 145 public and private partners, such as developers, suppliers, and local authorities, who jointly set standards and share knowledge for sustainable construction. The academic sector is represented by knowledge institutions and experimental hubs like The Green Village at TU Delft, where researchers, entrepreneurs, and public sector stakeholders work together on innovative building methods, circular construction, and energy-efficient renovations. Potential collaboration partners from startups include those engaged in modular building, 3D printing, and other innovative construction technologies. In the NGO sector, housing-focused organizations and advocacy groups are key partners, often pushing for stronger tenant protections and inclusive, community-led development. These combined efforts—bridging government, corporates, academia, startups, and NGOs—form a broad coalition with the expertise and ambition to address the Netherlands' urban housing challenges at scale.