Mortgage Interest Rates and the Dutch Housing Market in 2026

As we move through 2026, Dutch mortgage interest rates have stabilized after the declines seen in 2024 and 2025. Instead of large drops year-on-year, experts expect relatively flat rates with only modest changes.

Current Rate Environment (Early 2026)

• Short‑term / 1–5 year: ~3.1 % – 3.6 %
• 10‑year fixed: ~3.7 % – 4.2 %
• 20‑year fixed: ~4.0 % – 4.5 %
• 30‑year fixed: ~4.2 % – 4.7 %

These ranges reflect what most lenders, including ABN AMRO, ING, Rabobank, and Obvion, are offering for new mortgages in early 2026.

Why Rates Are Stabilizing

The European Central Bank (ECB) deposit rate is holding at 2 %, and is expected to remain steady throughout 2026. Eurozone inflation is hovering around 2 %, aligning with the ECB’s target and reducing pressure for further cuts. Longer-term mortgage pricing, tied to capital market yields like 10-year government bonds, has remained steady, keeping long-term rates largely unchanged.

Impact on the Housing Market

Property demand: With rates stable but not falling sharply, the market sees continued strong demand in popular locations, though buyers are more selective.

Price trends: Moderate growth in property values is expected — about 4–6% on average, lower than the 10% spike projected in 2025. Energy-efficient homes and properties in desirable neighbourhoods continue to attract the most competitive bids.

Bidding behaviour: While overbidding still occurs, it is less extreme than in 2025, often ranging from € 20,000 to € 70,000 above asking prices in high-demand areas.

Affordability considerations: Stable rates mean that monthly payments remain manageable, but rising property prices still challenge first-time buyers and single-income households. Dual-income families or buyers using NHG and energy-efficient mortgage benefits are in the strongest position.

Practical Advice for Buyers in 2026

Consider a combination of a 10‑year fixed with 3 year fixed mortgage for a balance of security and cost certainty. Also factor in energy efficiency, homes with labels A, B, or C may allow slightly higher borrowing capacity or access to lower interest rates.

Compare lenders carefully: small differences in rates and NHG eligibility can save thousands of euros over the lifespan of the mortgage.

Start planning early: while rates are stable, competition in popular areas means preparation, and clear budgeting are still crucial. We also offer a priority service with both ABN AMRO and ING for home buyers that are bidding without a financial clause.

Bottom line: 2026 offers a more predictable and stable mortgage environment than previous years, but housing prices and energy considerations remain key factors shaping affordability. Strategic planning and awareness of lender options are essential for navigating the market successfully.

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