More and more homes are for sale, buyers have more choice and overbidding is less common. According to the latest NVM figures, the Dutch housing market is changing. Price growth is levelling off, homes stay on the market a little longer and there is some room to negotiate again. You would expect house prices to fall as a result, but for now that is not happening. In fact, prices in Utrecht are still rising, while supply here is growing even faster than nationally. It remains a strange market.
Contents
- National versus Utrecht: the main differences
- +29.6%
- €6,871
- 1.71
- €522,000
- Supply is growing, but sales are lagging behind
- Utrecht house prices keep rising, but look beyond the averages
- Move-in-ready homes clearly have the edge
- 28 days
- 36 days
- Overbidding is declining, but a high percentage doesn't tell the whole story
- An asking price that is too high can end up costing you money
- Utrecht remains a sellers' market, but not every home sells itself
- What does this mean for your home in Utrecht?
Every month we dive into the figures and analyse them. What do the figures mean, and which patterns do we see? Our advice is built on that analysis.
In September 2026 there were no fewer than 29.6% more homes for sale in Utrecht than a year earlier. Nationally, supply grew by 24% in the third quarter. At the same time, the price per square metre in Utrecht rose by 3% to €6,871 and the median sale price came in at €522,000. Our average price per square metre is now €7,823.
More supply, hardly any more sales, and yet rising prices. That sounds contradictory, but above all it tells you how the Utrecht housing market is changing. Because although buyers have more to choose from, a good home in an attractive location remains in very high demand. Overbidding is still a must for most homes.
National versus Utrecht: the main differences
More supply in Utrecht
+29.6%
Nationally +24%
Utrecht sale price per m²
€6,871
3.0% year on year
Utrecht tightness indicator
1.71
Nationally 2.8
Median sale price Utrecht
€522,000
3.7% year on year
| Housing market trend | Netherlands Q3 2026 | Utrecht September 2026 |
|---|---|---|
| Growth in homes for sale | +24% | +29.6% |
| Price rise, existing homes* | +1.8% | +3.7% |
| Homes available | 39,000 | 548 |
| Homes sold | 41,700 | 245 |
| Sales compared with last year | Almost unchanged | +1.7% |
| Tightness indicator | 2.8 | 1.71 |
*The Dutch price trend is a weighted quarterly figure; the Utrecht figure is the median sale price in September. The figures differ in measurement period, area and calculation method, so they are set side by side as an indication. Source: NVM/Brainbay and NVM monthly figures for Utrecht city + Leidsche Rijn.
The figures show that the Dutch housing market is gradually becoming a little more balanced, while Utrecht is still exceptionally tight. The national tightness indicator rose to 2.8, while in Utrecht it comes in at 1.71. The lower that indicator, the less choice buyers have relative to the number of sales.
That Utrecht is still a sellers' market is beyond dispute. Even so, that doesn't mean every home automatically sells for a record price. Precisely now that there is more choice, buyers are becoming more critical of the location, the layout, the state of maintenance and, of course, the asking price. We notice that everyone still wants the same homes: sleek, finished, full of character, and ideally with a good garden and a good energy label. An old flat in Overvecht? Or a rather darker flat? That is a lot harder going.
Supply is growing, but sales are lagging behind
In September 2025 there were 423 homes for sale in Utrecht. A year later there were 548. That is 125 extra homes for buyers to choose from. At the same time, the number of sales barely rose, from 241 to 245.
The rise in supply is considerably larger than the growth in the number of sales. We see the same trend when we look at the first nine months of the year. Whereas 3,030 homes were sold in the same period of 2025, in 2026 it was only 2,931. That is a fall of 3.3%, while the number of new listings actually rose slightly.
Nationally, landlords selling off former rental homes play an important role. Landlords are selling their property, which mainly brings more flats onto the market for buyers. That creates opportunities for first-time buyers, but at the same time it means there is less on offer for tenants.
For Utrecht, the growing supply mainly means that competition between homes is increasing. Buyers can compare more, so a less favourable layout, overdue maintenance or an asking price that is too high stands out sooner. Another extra driver of supply was Funda's huge price increase. People who wanted to sell their home made sure they listed before 16 September to save those costs.
Utrecht house prices keep rising, but look beyond the averages
The national sale price averaged €503,000 in the third quarter, a rise of 1.8% on a year earlier. The NVM notes that price growth keeps levelling off. Higher mortgage rates, reduced affordability and growing supply all play a part.
In Utrecht, September shows a firmer price trend. The median sale price rose to €522,000 and the price per square metre came in at €6,871. That is 3.7% and 3% higher respectively than in September 2025.
It is tempting to conclude from this that Utrecht is rising faster than the rest of the Netherlands. But it is more nuanced than that. The NVM notes that price growth in the wider Utrecht region over the whole third quarter is just below the national average. The September figures cover Utrecht city and Leidsche Rijn.
That difference mainly shows why a national average says so little about the value of a specific home. A flat in Lombok, a characterful 1930s house in Zuilen and a modern family home in Leidsche Rijn simply have little in common. Even within the same street, the differences in value can be considerable. Take the Concordiastraat. There you have homes with huge gardens and homes with tiny gardens, while the houses themselves are almost identical.
That is why it always matters to look closely at what a home is really worth before you make an offer. Need help with that? Then it can be smart to talk it through with a good buying agent.
Move-in-ready homes clearly have the edge
One of the most interesting conclusions from the NVM research is that buyers increasingly prefer well-maintained, move-in-ready homes with a good energy label. Ideally with a large garden and characterful features too. And that difference is clearly visible in the sales figures.
What does the quality of a home do to its sale?
High quality
28 days
Average time to sell
Low quality
36 days
Average time to sell
| High quality | Low quality | |
|---|---|---|
| Sold above the asking price | 70% | 57% |
| Average overbid | 3.6% | 1.8% |
National analysis by NVM/Brainbay, Q3 2026, page 12.
So buyers don't just pay for square metres and a good location, but also for ease, comfort and the certainty that they won't have to start a major renovation straight away. Especially now that renovating is expensive, a home you can move straight into can be extra attractive.
That doesn't mean, by the way, that as a seller you first have to invest thousands of euros in a new kitchen or bathroom. In fact, we by no means always recommend major renovations before a sale. What does matter is that a buyer immediately sees what a home has to offer.
That is exactly why we at Gusto Casa pay so much attention to home staging. We take a critical look at the layout, the light, the sightlines and how each room shows at its best. Sometimes it is precisely the small changes that help a buyer see a home's potential better. We might suggest adding some insulation for a better energy label, or enlarging a roof window so you add extra square metres. Before you start on that renovation, it is always smart to ask a good estate agent to think it through with you. Perhaps it isn't necessary at all, or the agent has a simple solution.
Because a buyer doesn't just buy square metres. A buyer has to be able to picture themselves living somewhere. You are selling a buyer's new home.
Overbidding is declining, but a high percentage doesn't tell the whole story
Whereas last year buyers overbid on almost 72% of sales nationally, in the third quarter of 2026 that was the case for almost two thirds of sales. Terraced houses in particular remain popular: 74% sold above the asking price. For flats it was 70% and for detached houses 44%.
A high overbidding percentage sounds fantastic, of course, but above all it tells you something about the relationship between the chosen asking price and the final sale price. It says much less about whether the maximum market value was actually achieved.
Say a home is offered for €450,000 and eventually sells for €500,000. That is more than 11% over the asking price, and that sounds impressive. But if comparable homes in the same neighbourhood sell for €525,000, as a seller you may have left €25,000 on the table.
That is why at Gusto Casa we prefer to look at the market value actually achieved, the price per square metre and the quality of the comparable homes. For us the asking price is not a goal in itself, but a strategic tool to reach the right buyers and ultimately achieve the best result. On average buyers in Utrecht overbid by 12.8%, and at Gusto Casa by 17.1%. However, we find the average price per square metre far more interesting. On average we sell for around €950 per m² more than the Utrecht average. That is around 13.8% more than the Utrecht city average. That really makes the difference.
An asking price that is too high can end up costing you money
We understand very well that sellers would rather start a little higher. You have lived happily in your home for years, perhaps invested a lot in it, and of course you want the best price. On top of that, you regularly hear stories about homes that sold far above the asking price. But a higher asking price doesn't automatically lead to higher proceeds. In fact, it more often leads to lower proceeds and a longer sale. And that is exactly what you want to avoid.
Yet the NVM research shows that an asking price that is too high is increasingly likely to work against you. Nationally, the asking price was lowered on 9.5% of the homes available. For flats that percentage was even above 10%. The relationship between the time on the market and the final sale price is also striking. The longer a home is for sale, the lower the proceeds relative to the asking price.
Homes that sold within one quarter fetched on average 4.2% more than the asking price. Homes that were for sale for one to two quarters actually sold on average for 1.8% below the asking price. That doesn't mean a quick sale automatically delivers the best proceeds, but it does show how important the right positioning is from day one.
That is why at Gusto Casa we don't set an asking price on previous transactions alone. We also look at current supply, the interest in the neighbourhood, the expected target group and the competition a buyer can view right now. That way we develop a sales strategy that is not aimed solely at a quick sale, but at achieving the best sale proceeds.
We also always look at search behaviour on Funda. That data tells us a lot about the potential buyer. We look at who is viewing comparable homes and start warming them up for the home that is coming. On average our buyers overbid by 17.1%. But sometimes the best deal is a home that sells below the asking price.
Utrecht remains a sellers' market, but not every home sells itself
Utrecht's tightness indicator rose from 1.20 to 1.71 in September. That means buyers have more choice than a year ago. At the same time, the low level shows that scarcity is still high.
The supply available has grown sharply, but prices keep rising. Above all, that means the differences between homes are becoming more and more important. A well-maintained home in a popular location, with an attractive layout and a fitting asking price, can still draw a great deal of interest. A comparable home with overdue maintenance, a less favourable layout or the wrong asking price may stay on the market for longer.
For Utrecht we therefore expect local differences to play an ever greater role. Not only between neighbourhoods such as Zuilen, Lombok, Oog in Al and Wittevrouwen, but also between streets and individual homes. Location, structural condition, sustainability upgrades and presentation together determine how attractive a home is to its target group. And that is precisely why a good estate agent should not only know what sold in the street last year, but above all understand how the market works today. At the same time, since July we have also seen a slight dip in prices. It is only a fall of 0.5% in, for example, the Daalsebuurt. These are small percentages, but we do notice it in the final transaction prices. Especially with rising interest rates, we see the big excesses in bidding becoming rarer. You need to take this into account in your strategy.
What does this mean for your home in Utrecht?
The most important conclusion from the latest NVM figures is that more supply doesn't automatically lead to lower house prices. Despite the strong growth in Utrecht's supply, prices keep rising and scarcity is still high. What is changing is that buyers are becoming more critical and homes have to stand out from one another more strongly.
For sellers, that means good preparation and a well-thought-out sales strategy are becoming more and more important. The right asking price, a presentation that highlights a home's strengths and a good understanding of the target group can make a considerable difference to the final proceeds.
At Gusto Casa we don't believe in simply putting a sign in the garden, taking a few photos and waiting for the offers to come in. We get to know your home, research the current competition and look for the opportunities to create as much value as possible. With personal attention, local market knowledge, home staging and a hefty dose of creativity, we make sure your home stands out.
Selling by tender? You know, with one of those deadlines? That was sometimes very effective in the overheated markets. Some estate agents no longer have any idea how to sell without such a deadline. It is precisely in this market that negotiating skills make the difference again. Fortunately we have Gé, who thinks along with all our estate agents as an extra pair of eyes and ears. How do we get to the best deal? By listening, asking questions and bringing it all together.
Because when more and more homes are for sale, you don't want to be just one of the many options. You want to be the home buyers get excited about. Curious what your home is worth in today's Utrecht market and how you can achieve the best sale proceeds? We would love to show you what a well-thought-out sales strategy can do for your home.
Gusto Casa – the Utrecht estate agent where you come home.
Sources: NVM/Brainbay, Housing market analysis Q3 2026; NVM press release 8 October 2026; NVM monthly figures Utrecht city + Leidsche Rijn September 2026. The figures for Utrecht and the Netherlands partly use different measurement periods and definitions.
