For the first time, Blaricum has become the most expensive municipality in the country.

At the same time, the gap between the most expensive and most affordable municipalities has grown even wider.

What does this mean if you want to buy a home?
And how do the hypotheekregels Nederland affect your options in this changing market?

Let’s break it down in simple, practical terms.

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Dutch House Prices Continue to Rise in 2025

The national average price for an existing home now stands at €480,000.

That’s a significant increase compared to last year, although the rise is slightly smaller than the jump we saw in 2024.

Why Are Prices Still Climbing?

Several factors continue to push prices upward:

• Ongoing housing shortages
• Strong demand from both Dutch nationals and expats
• Limited new construction in certain regions
• Higher construction and development costs

Even though interest rates are no longer at historic lows, demand remains strong, especially in desirable municipalities.

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Blaricum Now the Most Expensive Municipality

For the first time, Blaricum holds the top position.

The average selling price for an existing home there is approximately €1.1 million.

Yes, you read that right, over one million euros on average.

What About Laren and Bloemendaal?

For years, Laren was known as the most expensive municipality in the Netherlands. Bloemendaal has also consistently recorded very high average sales prices.

Both remain extremely expensive areas. But in 2025, Blaricum moved ahead.

These municipalities share characteristics:

• Attractive residential environments
• Larger detached properties
• High-income residents
• Strong demand and limited supply

But not every buyer is looking at these areas. And that’s important.

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Kerkrade and Other Affordable Areas

On the other side of the spectrum, Kerkrade in Limburg remains one of the most affordable municipalities.

The average home price there is around €270,000.

That means:

A home in Blaricum costs more than four times as much as a home in Kerkrade.

That difference is massive, and it’s growing.

The price gap between the most expensive and cheapest municipalities has widened again this year.

Why This Growing Gap Matters

The difference between expensive and affordable areas is no longer just a regional curiosity. It directly affects:

• How much you can borrow
• How much own savings you need
• Your monthly mortgage payments
• Your long-term financial stability

And that’s where good hypotheekadvies becomes essential.

What Does This Mean for First-Time Buyers?

If you’re planning your eerste huis kopen, you might feel overwhelmed.

“Do I even stand a chance in this market?”

The answer depends on location, income, and strategy.

Understanding Your Borrowing Capacity

Under current hypotheekregels Nederland, you can generally borrow up to 100% of the property’s market value.

But:

• You must cover additional costs (transfer tax, notary, valuation) from your own savings.
• Your income determines your maximum mortgage amount.
• Student loans impact your borrowing capacity.

In high-priced municipalities like Blaricum, most first-time buyers simply won’t qualify based on income alone.

Example

If you earn €55,000 per year, your maximum mortgage might be roughly between €250,000 and €275,000 (depending on interest rate and personal situation).

That means Blaricum is likely unrealistic, but Kerkrade or other affordable regions might be perfectly possible.

Location flexibility can completely change your options.

What Does This Mean for Expats?

If you are looking for a hypotheek voor expats, this market shift is especially important.

Many expats focus on:

• Amsterdam
• Haarlem
• Utrecht
• The Randstad

These regions often align more with Blaricum-level pricing than Kerkrade-level pricing.

Expats Often Face Additional Complexity

As an expat, you may have:

• A temporary contract
• Income in foreign currency
• Limited Dutch credit history
• Uncertainty about long-term residence

This makes early financial assessment critical.

The Mistake Many Expats Make

Some expats start house hunting before knowing their borrowing capacity.

In expensive municipalities, that can lead to disappointment.

At Financial Consultancy Holland, we always recommend clarity first house search second.

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What About Existing Homeowners?

If you already own a property, rising prices may benefit you.

Higher property values can mean:

• More home equity
• Better refinancing opportunities
• Improved financial flexibility

However, refinancing decisions depend on:

• Current interest rates
• Remaining mortgage term
• Your future plans

An onafhankelijk hypotheekadviseur can help determine whether refinancing or moving makes sense in your specific situation.

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The Bigger Picture: Regional Strategy Matters More Than Ever

In today’s market, one of the smartest strategies is not just “Can I buy?” but:

“Where should I buy?”

The difference between €270,000 and €1.1 million is not small, it’s life-changing.

Think Long-Term

Ask yourself:

• Are you buying for lifestyle or investment?
• Is commuting flexible?
• Are you planning to stay 5 years or 20 years?
• Is growth potential important?

Sometimes, a slightly less central municipality can provide:

• Lower purchase price
• Lower monthly payments
• Better financial stability
• More long-term flexibility

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Mortgage Rules in 2026: What You Must Know

Let’s briefly revisit key hypotheekregels Nederland that apply in this market:

• You can finance up to 100% of property value.
• Additional costs must be paid from savings.
• Energy-efficient homes may allow slightly higher borrowing.
• Income verification is strict.
• Freelancers need multiple years of income history.

Understanding these rules before bidding is essential.

In high-priced municipalities, competition is intense. Bidding without financial clarity is risky.

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What Should You Remember?

Here are the key takeaways:

• The average Dutch home price is now €480,000.
• Blaricum is the most expensive municipality, averaging €1.1 million.
• The gap between expensive and affordable municipalities continues to grow.
• Location flexibility significantly impacts your buying possibilities.
• Early, independent mortgage advice prevents disappointment.

This market is not impossible, but it requires strategy.

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Final Thoughts: Stay Calm, Stay Strategic

It’s easy to get discouraged when reading headlines about million-euro municipalities.

But remember:

The Netherlands is not just Blaricum.

There are still opportunities, especially if you approach the process wisely.

Whether you are buying your first home, relocating as an expat, or reviewing your current mortgage, clarity is power.

At Financial Consultancy Holland, we provide transparent and independent hypotheekadvies tailored to your situation. We help you understand what is realistically possible, before you start bidding.

If you want to explore your options with a trusted, onafhankelijk hypotheekadviseur, feel free to reach out to us at Financial Consultancy Holland

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We’re here to help you move forward with confidence, not confusion.