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The quarterly pulse monitor expects the Dutch house prices to climb by *** percent in 2025 due to the decline in purchasing power, higher cost of borrowing and worsening economic conditions. The price of Dutch residential property in 2025 was approximately ** euros. These developments came on top of other issues that were already prevalent in the Dutch housing market, such as the discussion about nitrogen and its effect on housing construction.

The effects of nitrogen on the price of a house

At the end of 2019, months before the coronavirus, there was already a lot of uncertainty whether their predictions would hold true. This had to do with the so-called “nitrogen decision” (in Dutch: stikstofbesluit) in May 2019. Simply put, a Dutch advisory body found that the domestic policy for nitrogen emission (formally known as Programmatische Aanpak Stikstof or Programmatic Approach Nitrogen) went against European rules. As of August 2019, a sizable share of the Dutch population was not familiar with this nitrogen policy. However, the advisory body’s decision led to an immediate stop to all construction in the country (amongst other things). By the end of 2019, this stop was still in place. For 2020, newly to be constructed houses have to comply to new rules regarding nitrogen emission. This puts new pressure on a housing market that already had to keep with increasing demand.

How about the housing market in Amsterdam?

In the year 2022, Amsterdam ranked as the most expensive city in the Netherlands to acquire an apartment, with an average price per square meter that was euros more expensive than in Utrecht. Amsterdam was also well above the average rents found in other cities. A house in Amsterdam had a rent of approximately ** euros per square meter in 2023, whereas rents in Rotterdam cost roughly ** euros per square meter. It should be noted, however, that rent changes in the Dutch capital are significantly lower than those found in Rotterdam and especially Utrecht.