Overbidding in Utrecht, 2025. How much? Is it still necessary? What's the average? So many questions. What should you do? In 2024, overbidding was the rule rather than the exception. Asking prices seemed more like an invitation to a bidding war than a serious starting point. Buyers often piled hefty sums on top of the asking price just to stand a chance. But what will 2025 bring? Will the market remain a game of Russian roulette, or is there finally some breathing room in the market? In this blog we take you through the current figures and look ahead at what buyers and sellers can expect in this new year.
Contents
- Looking back at 2024: overbidding as an elite sport
- What's happening in 2025? New rules, new opportunities?
- Will overbidding remain the norm in Utrecht in 2025?
- Looking ahead: what will 2025 bring for overbidding in Utrecht?
- Update after 1.5 months
- Update early March 2025
- Update early April 2025
- Update early May 2025
- Update August 2025
- Update September 2025
- Update October 2025
- Update November 2025
- How is Gusto Casa doing as an estate agent in Utrecht?
- Should you keep overbidding in Utrecht in 2025?
Looking back at 2024: overbidding as an elite sport
In 2024, overbidding was the norm. The average transaction price per m² shot up by 12.2%, from €5,791 in December 2023 to €6,499 a year later. A bid below the asking price? You were very nearly laughed out of the room. Overbidding really was the norm. Yet around 12% sold at or below the asking price. Apartments in particular were in demand: at the end of 2024 the price per m² even hit €6,634. More than 88% of buyers bid above the asking price, especially in popular neighbourhoods such as Utrecht-Oost and Leidsche Rijn.
The average selling price of a home rose to €538,000, an increase of 12.5% compared with the year before. This rise was driven by a combination of low interest rates, high demand and a tight market. First-time buyers had a hard time, while people moving up the ladder often dug deep into their pockets to close a deal.
What's happening in 2025? New rules, new opportunities?
The January 2025 figures show that the market is still under high pressure. The average transaction price per m² is now €6,453, a slight drop compared with December, but still impressively high. Although this is a slight drop compared with December 2024, the price remains substantially higher than a year ago. The number of transactions in January shows a dip, partly due to the usual seasonal effect. Every year, the average price per square metre in January is lower than in December.
Another striking point is the influence of investors selling off their rental homes (known as uitponding). Many landlords have decided to sell their properties because of new regulations, such as the Wet Betaalbare Huur (Affordable Rent Act) and changes to box 3 (the Dutch tax on savings and investments). As a result, there has been an increase in the supply of apartments, often with a basic finish and located in less popular areas. This pushes prices down somewhat in that segment, but so far it has had no major impact on the market as a whole. What we mainly see is more transactions.
Will overbidding remain the norm in Utrecht in 2025?
For now, overbidding remains the magic word for many buyers in Utrecht. In January 2025 we see that the difference between asking price and transaction price still averages 11.6%. In the popular neighbourhoods especially, bids go well above the asking price, fuelled by the tight market and fierce competition. In December the average overbid was 11.6%. In the very latest figures this has dropped slightly to 10.8% in January. Overbidding kept rising until June. In July and August the pressure eased a little, and in September the average overbid was back at 13.8%. After that, overbidding tailed off slightly.
Still, there are signs of change. Since October 2024 the market has shown a slight average decline of 0.1% per month in the transaction price in the new-listings reports from Brainbay. This is partly attributed to the end of the jubelton scheme (a tax-free gift towards buying a home), which led first-time buyers who wanted to benefit from it to bring their purchase forward. In addition, rising interest rates and economic uncertainty are making some buyers more cautious.
But don't get fixated on percentages. Sometimes you can even bid below the asking price. Or you get a great deal even though you've overbid by 30%. That might well be a better deal than the one home where you manage to buy below the asking price. Bring in a buying agent. They can talk through the best tactics with you and give you an estimate of the market value.
Looking ahead: what will 2025 bring for overbidding in Utrecht?
Although the Utrecht housing market will probably stay tight, we expect a few developments that could have an impact on overbidding:
- Rising mortgage rates: Although the European Central Bank made several rate cuts in 2024 because of falling inflation and slowing economic growth, future interest rate developments remain uncertain. The ECB cut rates by 25 basis points in December 2024, and further cuts may be expected in 2025. This could give buyers a little breathing room, but could also change the dynamics of the housing market. Even so, over the past few weeks we have seen on www.hypotheekrente.nl that mortgage rates are rising.
- More supply from landlords selling off rentals: The extra supply of apartments and houses could put some pressure on prices in that segment, which in time could also affect the rest of the market.
- Cyclical movements: As every year, we expect a peak in the spring and summer months, followed by a quieter autumn. This pattern can give buyers a strategic advantage if they're willing to search outside the busy periods.
Update after 1.5 months
The market is on the move. In January 2025, 215 homes were sold, an increase of 35.2% compared with last year. That seems like good news, but why are more homes being sold? Simple: there was a bit more supply. The Wet betaalbare huur, the plans for the box 3 taxes, combined with open-ended rental contracts, meant that many homes are being sold off by landlords. The average transaction price rose by 6.5% to €499,000, which is relatively modest. That seems like good news, doesn't it? Has The Hague been proved right after all? Average salaries have risen by the same amount…. The real rise is in the price per square metre, which went up by 20.8% to €6,472. This suggests that mainly smaller homes were sold. So prices have risen considerably….
In January, 231 new homes came onto the market, a rise of 57.1%. Sounds positive, but at the same time the scarcity indicator fell from 0.9 to 0.7. This means demand is still growing faster than supply. It just goes to show that figures can fool you too, and that they actually get you very little. In January, prices per m² are always lower than in December. It always looks as though that's good news. But we usually also see that prices are higher than in December again straight away in February. Conclusion? January is the best time to buy a house 😉
On average, the overbid is now around 12%. If you look only at Utrecht city, without Leidsche Rijn, it's 10.9%. A considerable overbid. And yet we see that the average asking price has fallen? How can that be? Mainly smaller houses are being sold. It's more interesting to look at the price increase per m². The increase is biggest for apartments and terraced houses.
- Apartments: The price per m² has risen from €5,821 in February 2024 to €6,718 in February 2025. That's an increase of 15.4%.
- Terraced houses: The price per m² has risen from €5,414 in February 2024 to €6,146 in February 2025. That's an increase of 13.5%.
Update early March 2025
Anyone who thought the market would cool down is in for a disappointment. In February 2025 the average overbid was 13%, a clear signal that competition remains fierce. The average transaction price rose by 12.1% to €540,000, while the price per square metre went up by 14.1% to €6,638.
What really stands out? Supply increased by 52.7%, an almost unprecedented rise. Yet this isn't leading to price drops. On the contrary: in February 275 homes were sold, 24.4% more than a year earlier. A less sharp rise than in January, but still a sign that buyers aren't waiting.
With falling mortgage rates and a growing number of house hunters, the market seems to be pushing itself up again. Asking prices may be dipping slightly, but final selling prices keep rising. The stabilisation we briefly saw at the end of 2024 and in January 2025 is already a thing of the past. Utrecht remains a market in which speed and a well-thought-out strategy are crucial for buyers.
Update early April 2025
The average overbid in March came to 14%. That puts the level even slightly higher than in earlier months this year. In a market where supply and demand have been out of balance for a long time, that's no surprise. The scarce supply means many homes sell well above the asking price. Now, at the start of April, the percentage stands at 13.5%
The average transaction price in Utrecht in March was €547,000, an increase of 13.3% compared with a year earlier. The average price per square metre came to €6,711, an increase of 11.7%.
Homes stay on the market for an average of just 18 days. The scarcity indicator stands at 1.4, which means that on average there are fewer than two homes available per potential buyer. The market is extremely competitive and leaves little room for hesitation or delay.
Apartments are traded the most, with 194 transactions in March. The average selling price of an apartment was €467,000, with an average price per square metre of €6,741. Terraced houses sold for an average of €673,930, corner houses for €741,885.
Last month everyone thought mortgage rates would rise sharply. But this past week they fell again. We also wrote blogs about Trump and the German economy and other geopolitical developments. What are the options and solutions for this housing market? We wrote a blog about it.
What does this mean for buyers and sellers?
For buyers it's essential to be well prepared. Financial clarity, quick decision-making and a well-thought-out bidding strategy are necessary to stand a chance in this market. For sellers this situation naturally offers opportunities, but the same applies here: the right positioning and a careful sales approach lead to the best result.
Update early May 2025
The figures show once again that you always have to look at the context. This month's figures are rather surprising. Because although the average transaction price fell this month from €547,000 to €538,000, that's not the whole story.
What happened this month?
- House hunters: 21,083 (last month: 16,884)
- Supply: 1,228 homes (last month: 1,260)
- Average transaction price: €538,000 (last month: €547,000)
- Average price per m²: €6,809 (last month: €6,692)
- Average overbid: 12.6% (last month: 13.8%)
- Mortgage rate (Rabobank basic, 10-year fixed, 100%, energy label C to G): 3.91% (last month: 3.96%)
So folks, there's less overbidding and the average transaction price has fallen. How come?
What do these figures tell us?
The drop in the average transaction price looks like a cooling, but the higher price per square metre tells a different story. This month more smaller homes were sold, including many former rental homes being sold off by landlords. These generally have a less polished finish and are slightly smaller, so they pull down the average selling price and, on average, make the price per m² lower than that of a well-renovated home. Even so, the average price per square metre has risen.
Also striking: supply fell slightly, but the number of active house hunters rose sharply. So demand keeps growing, while supply remains limited.
The slight fall in mortgage rates gives buyers a bit more financial room, but it also means more people are viewing and bidding again. Still, one house is incredibly busy while another is actually a bit disappointing. So make sure you get good advice. The fact that the average overbid has dropped slightly doesn't mean the market is less competitive; it's more of a correction after a few months of extreme overbidding.
The market is moving. Not down, not sharply up, but sideways. Smaller homes are pulling the average price down, while the value per m² is rising. More demand, more transactions and a lower interest rate. It's still a hunt in a tight market, with strategic bidding as the key. Get good advice. And realise that prices aren't suddenly going to plummet, so you're better off going for it when it feels right.
Update August 2025
The figures are surprising again. You can feel the pressure on the market from every side, and yet when you look at the figures the price doesn't seem too bad. How can that be? The price per square metre is lower than last month, but the average transaction price is 4.2% higher than a year ago. Is the housing market going to cool down? Or are you simply being heavily outbid?
What happened this month?
- House hunters: 22,730 (last week: 21,791)
- Supply: 1,234 homes (last week: 1,306)
- Average transaction price: €515,000 (Aug 2024: €494,000)
- Average price per m²: €6,607 (Aug 2024: €6,150)
- Average overbid in August: 13.1%
- Apartments vs. terraced houses:
- Price per m², apartment: €6,696
- Price per m², terraced house: €6,376
- Apartments sold: 230 (Aug 2024: 167; Aug 2023: 159)
- Terraced houses sold: 84 (Aug 2024: 72; Aug 2023: 78)
- Mortgage rate (10-year fixed, Rabobank, label C–G): 3.92%
- Lowest 10-year fixed, label A: 3.72% → 3.74% (Obvion)
- Lowest 10-year fixed, label C–G: 3.81% → 3.83% (bijBouwe)
- Lowest 10-year fixed, NHG (National Mortgage Guarantee): 3.44% → 3.42% (Rabobank)
What do these figures tell us?
It looks as though the market is cooling, because the price per m² is below July's. But the figures are misleading. Supply in 2025 has risen by 50.6% compared with last year, and July and August traditionally see a small dip. That pushes the price per square metre down a little. At the same time, the number of transactions has risen by 29.8%: so more homes are being sold. That alone should bring a little more balance. Yet the average transaction price is higher than last year.
What else stands out:
- Overbidding remains stubborn: in August the average overbid was 13.1%; over the whole of 2025 the average is 12.8%, and that hasn't changed for weeks.
- Quality makes the difference: there are fewer viewings, but homes with a sleek finish and a nice outdoor space still attract hordes of viewers and high bids. Here, people still happily overbid by more than €100,000.
- Neighbourhoods differ: in some neighbourhoods you see a tiny drop, but Pijlsweerd is still recording around 4% growth a year and Lombok around 2%. Even so, there are already neighbourhoods that showed a small dip in July and August.
- More house hunters, less supply: the number of serious house hunters rose by 939 people compared with last week, while the number of homes fell by 72. Supply is still tight, and the nice homes are even scarcer.
- More deals, less comfort: slightly more deals are being done, which gives a bit of breathing room. But no new supply is being added, and renting is also becoming increasingly difficult.
Finally: from 2026 the transfer tax exemption for first-time buyers goes up from €525,000 to €555,000. Sounds nice, but this is more likely to push prices up than bring them down. So anyone buying or selling now will still find that timing and strategy are everything.
Update September 2025
Whereas August was still charging ahead, September was a little less intense on the housing market. In total, 221 homes were sold this month in Utrecht city and Leidsche Rijn. That's not only fewer than last year (236 transactions in September 2024), but also considerably fewer than last month, when 361 homes changed hands. A drop of almost 39% in a single month. So the question isn't whether the market is changing, but how. Does this mean fewer homes are being sold off by landlords?
On average, buyers bought a home of 76 square metres, slightly smaller than the 78.7 square metres in August. Still, that's larger than last year around this time. The price per square metre actually rose slightly again, from €6,595 last month to €6,674 now.
What stands out: prices are holding up, but moving with the market. The average transaction price in September was €507,000. That's slightly higher than in September last year, but lower than in August, when buyers were still paying an average of €519,000. The price per square metre also dipped slightly.
Update October 2025
We're now in the last quarter of 2025, and the Utrecht housing market is showing a mixed picture. The pressure remains high, but for the first time we're also seeing slight stabilisation in the figures. Overbidding is still the order of the day, but not everywhere to the same extent.
The average transaction price edged from €550,000 in October 2024 to €551,000 this year, a negligible rise of 0.1%. Yet the price per square metre rose by 2.2%, from €6,519 to €6,664. Compared with last month (September 2025), though, that's a slight drop. So the market seems to be stabilising somewhat, although prices remain high.
There was plenty of overbidding in October too. The average overbid came to 14%, slightly higher than the yearly and monthly average. For buyers, this means you have to bid above the asking price to stand a chance, even for apartments and terraced houses.
Supply rose by 28.7% compared with last year. What's striking, though, is that the pace of that rise is slowing. In earlier months we still saw rises of 50% after many temporary rental contracts ended on 30 June 2025. We now see that this ‘boost’ is gradually fading. Compared with last month, supply is up only 31%.
In total, 1,494 homes were for sale in October, 111 more than a month earlier. At the same time, the number of house hunters on Funda grew by 1,534 extra active searchers, to a total of 21,019.
What's being sold?
Apartments remain dominant, with 257 units sold in October. By comparison: in October 2024 there were 220, and in 2023 just 163. Terraced houses stayed fairly stable with 119 sales, slightly lower than last year.
The difference in price per square metre is striking:
- Apartment: €6,744
- Terraced house: €6,530
So apartments are still more expensive per m² than terraced houses, and that gap has only widened over the past year.
Mortgage rates are showing small drops, particularly the NHG rates:
- NHG (10-year fixed): 3.36%
- Lowest 10-year fixed (energy label A): 3.67%
- Lowest 10-year fixed (energy label C to G): 3.70%
- Rabobank 10-year fixed (label C to G): 3.82%
Update November 2025
The Utrecht housing market remains stable, but signs of change are visible. The average transaction price stands at €539,000, virtually the same as last year. The price per m² rose by 3.2% to €6,660, but has fallen slightly compared with last month.
Overbidding remains the norm. In November buyers bid an average of 13% above the asking price. Apartments went for an average of €6,688 per m², terraced houses for €6,762 per m². This is striking, because the price per square metre for a terraced house is quite a bit higher than last year.
Supply has risen by 29.3% in a year, but it is levelling off. 1,134 homes were taken off Funda this year, an increase of 33%. We expect the extra supply to decrease further in 2026 and prices to possibly rise slightly again.
This month 261 apartments and 120 terraced houses were sold, again an increase compared with last year. At the same time demand remained high, with 21,416 active house hunters on Funda. Supply stands at 1,439 homes, still on the tight side.
Mortgage rates have risen slightly. For a 10-year fixed rate with NHG you now pay 3.47%. The lowest rate for label A is 3.7%.
How is Gusto Casa doing as an estate agent in Utrecht?
And how is Gusto Casa doing in that landscape? Although our market share is 0.7 percent with 32 transactions (by now it's more like around 40), the details tell a different story. Our homes sold for an average of €525,000 and achieved a price per square metre of no less than €7,152. That's well above the Utrecht average of €6,660 per square metre. At 22 days, the time to sell matched the market average, but what stands out is that buyers bid an average of 14.9 percent above the asking price. In addition, 71 percent of our buyers bought with a buying agent, much higher than the market average of 47 percent.
What does this tell us? Gusto Casa attracts a serious, well-prepared audience. Our homes are sharply positioned, attractive to strategic buyers and, above all, in demand. That makes for fast, successful transactions in a market where every square metre counts.
Should you keep overbidding in Utrecht in 2025?
Although there are signs of slight cooling, overbidding in Utrecht will probably remain the norm in 2025, especially in popular neighbourhoods and for homes in the upper segment. Still, there are opportunities for buyers who take a strategic approach, for example by focusing on less popular segments or by being patient during the busy months. Year after year, May, June and September turn out to be the most expensive and busiest months, with the highest overbids.
The Utrecht housing market remains dynamic and challenging. Whether you want to buy, sell or just stay informed, we follow developments closely and keep you up to date. Gé Hoeijmakers shares the housing market figures on LinkedIn every week. Follow him on LinkedIn and you'll always have the latest news. Do you have questions, or would you like advice about your specific situation? Feel free to get in touch with us!
