The Netherlands Million-Euro Homes Increase: Wider Consequences for Expats

When people hear “million-euro home,” they usually picture a big villa. Maybe a long driveway and a postcode that does all the talking. In the Netherlands, that idea is getting a real upgrade, and yes, it is happening faster than many expected.

In 2025, the Netherlands’ million-euro homes increased again. Right now, there are more than 273,000 owner-occupied homes worth at least €1 million, according to Calcasa’s May 2026 million-euro homes report. That means 1 in 16 owner-occupied homes in the Netherlands now sits above the €1 million line. Compared with 2024, this is an increase of more than 22 percent. The typical million-euro home in 2025 lands around €1.36 million, with the average price coming in at over €6,700 per square meter.

Why This Matters

For international residents, the Netherlands’ million-euro homes increase can influence the market in a few ways:

• Higher-value homes are no longer sitting just in the classic wealthy areas.
• Price growth at the top can nudge expectations up across adjacent neighborhoods.
• Harder family-home searches: larger properties in urban areas might get pushed even further out of reach.
• More pressure on commuter towns: homebuyers who are priced out of big cities may start looking at surrounding municipalities.
• The importance of timing and financing: a high income helps a lot, and the 30% rule matters, but the impact may not extend as far as many expect.

Amsterdam Has The Most Million-Euro Homes

Amsterdam remains the location with the largest number of million-euro homes. The capital now holds more than 19,000 owner-occupied dwellings worth €1 million or more. With Amsterdam’s international pull, limited space, and steady demand, this lead doesn’t really feel shocking.

After Amsterdam, the other big cities follow:

• The Hague: more than 11,700 million-euro homes
• Utrecht: more than 8,600
• Rotterdam: more than 6,500

Bloemendaal and Laren Lead By Share

Amsterdam has the largest number of million-euro homes, but it does not have the highest share. That accolade goes to smaller, richer municipalities where million-euro homes make up a much larger share of the housing stock. In Bloemendaal, near Haarlem, 57 percent of owner-occupied homes are now worth more than €1 million. In Laren, the share is 53 percent. Put simply, in both municipalities, more than half of owner-occupied homes sit above the one-million-euro threshold.

Growth Is Spreading Past The Usual Hotspots

The Dutch million-euro market is no longer stuck in just a few familiar, well-to-do districts. Calcasa’s 2025 report flags noticeable momentum in developing municipalities. Places like Utrecht, Breda, Amersfoort, Eindhoven, Ede, and Haarlemmermeer are seeing that segment widen. Utrecht, for example, mixes a central location, solid employment, a bit of historic charm, and top-notch rail links. It is not hard to see why demand is high.

Breda has become increasingly appealing to buyers seeking a good quality of life and easy access to both the Randstad and Belgium. Amersfoort provides strong connections and a family-friendly setting. Eindhoven benefits from its technology and design-driven economy. Haarlemmermeer brings Schiphol, several business parks, and proximity to Amsterdam.

Buyers are looking past the obvious neighborhoods. Some want more room. Some are after better value than Amsterdam or The Hague. Some are tracking where the jobs are. Others aim to remain within reach of international schools, airports, or big employers.

For expats, this can create both opportunity and trouble. Looking beyond the biggest cities might open a few more doors, but when demand rises in those same places, prices can start climbing too. That “hidden gem” town may not stay hidden for long once enough people find it and then tell everyone.

Prices At The Top Are Going Up Faster

Homes above the million-euro level did not just become more common in 2025. They also increased in value at a quicker pace than the broader owner-occupied market, which matters more than people think. Million-euro homes rose 8.8 percent in 2025. For the rest of the housing market, the gain was 5.6 percent.

When that top tier advances faster than the overall market, it can widen the gap between buyers with strong purchasing power and those still trying to break in or move from one area to another. It can also impact homes just below the €1 million mark. If homes that used to go for around €850,000 start approaching €1 million, buyers might recalibrate their expectations. Sellers may do the same, and in no time, the “million-euro” label feels less like a special tier and more like normal market reality.

Deals involving million-euro homes rose to nearly 8,000 in 2025, from just over 6,000 in 2024. This suggests that the top segment is not frozen solid. Buyers keep moving, they keep bidding, and they are still buying houses above €1 million. Some households might have built up equity in their homes. A lot of transaction activity does not automatically mean the market is simple. A more active market can also mean decisions happen more quickly, more competitors come in, and fewer chances to wait and see.

For expats, this is exactly why preparation matters even more. Before you start viewing homes, it helps to get clearer about:

• How much you can borrow within the Dutch mortgage system
• What monthly payments might look like at current interest rates
• How the transfer tax may apply, depending on your setup
• Whether you should use a buying agent
• How quickly homes tend to move in the area you are targeting
• What additional expenses, beyond the purchase price, could pop up

Buying a home in the Netherlands is absolutely possible, but it rewards people who do their due diligence.

What This Means For Expats

If you are a non-Dutch resident considering buying, the Netherlands’ million-euro home price increases should not automatically scare you. Still, it should really tighten up your planning.

A budget of €1 million can mean very different things depending on where you search. In Amsterdam, it might give you a spacious apartment, or even a family home in a popular, competitive area. In a smaller municipality, the same amount could translate into more land and more usable space. In a few regions, it may still place you near the top tier of the local market.

If Buying In A Big City

Expect a lot of rivalry, mainly for homes that are well-placed, have a garden, are energy-efficient, and have space for a growing family.

You might need to move quickly, but that does not mean you should move blindly. Get your financing checked early, understand the bidding rules, and do not stretch your budget just because “everyone else is doing it”.

If Looking Outside The Randstad

Do not automatically assume every option outside Amsterdam is budget-friendly. Municipalities beyond the central strip are getting more attention for a reason. Cities like Eindhoven, Amersfoort, Breda, and Utrecht bring jobs, transport links, and good living standards. For that reason, they attract not only Dutch buyers but also internationals who want a practical base and a clear route forward.

When property prices keep rising, it can ripple through rental markets, local-area demand, and longer-term affordability. If fewer households can buy homes, more people will remain in rentals for longer. That can pile extra pressure on a rental market that is already difficult in many places.

The Broader Housing Picture

In the Netherlands, the housing shortage persists, and affordability remains a major concern for both Dutch residents and expats. A lot of people struggle to find a decent place, whether they are renting, trying to buy their first home, or looking to relocate to something larger.

Meanwhile, housing policy stays in the spotlight. The talk keeps swinging back and forth between more construction, easing affordability, nudging the rules in parts of the rental market, and reworking incentives tied to homeownership.

What seems clear, though, is that the Dutch housing market needs more supply, smoother access, and choices that feel realistic to people across different income groups. Not everybody is looking for a luxury residence. Most people just want a stable place to live, a reasonable commute, and maybe enough room for a work desk that is not also the dining room table!

The New Normal For Dutch Housing?

That jump in million-euro homes in the Netherlands shows the market is not as separated from the rest as it was before. If you’re planning to buy, start with the numbers. Set your budget, check the neighborhoods carefully, and try to understand how the Dutch market works before you bid. The process can feel intense when you are inside the market, but when you’re prepared, you get a better chance at finding a suitable home.