Less than 2 percent of Dutch houses affordable with average income
By Simone Jacobs
According to De Hypotheker, a person in the Netherlands who earns an average income in 2024 can afford less than two percent of homes on the Dutch housing market. While this number has improved from just over one percent last year, dual-income households still have the upper hand.
Single-income households in the Netherlands struggle to find affordable housing
The average salary in the Netherlands for 2024 is 44.000 euros gross, as listed by the Central Planning Bureau (CPB). People who are looking to buy a house with this income can afford a mortgage of around 195.000 euros with a 10-year fixed rate.
Although this is higher than last year, when the “average Joe” could only afford a home loan of 171.000 euros, record high house prices mean that very few homes are within reach and this doesn’t even take overbidding into account.
De Hypotheker looked at the homes currently on the market in the Netherlands on Funda and took note of how many of the houses were affordable to possible homebuyers with average incomes. Single-income earners would only be eligible for 1,7 percent of the total housing supply. This is just a slight increase from 1,1 percent in 2023.
Homebuyers with dual-incomes can afford more Dutch housing
Taking an average dual-income of 80.000 euros gross, couples can take out a mortgage amounting to approximately 367.000 euros with a 10-year fixed rate. This means that dual-income earners can afford 29,1 percent of houses on the market - up from 24,4 percent last year.
“The housing market prospects for singles with an average income have hardly improved in the past year.” said Mark de Rijke, commercial director of De Hypotheker. “Although the average income has increased and the maximum borrowing capacity has improved, this is being offset by the housing shortage and sharply rising house prices. As a result, the situation for a single with an average income is still quite hopeless.”
Even with mortgage rates at their lowest point, housing is becoming more accessible to dual-income households at a faster rate than those with single incomes. “The increasing difference between single and dual-income households underlines that the focus seems to be on family and cohabitation solutions, which is causing singles to lag behind,” added De Rijke. “It is therefore important, in addition to the top priority of reducing the housing shortage, to continue to look closely at the diversity of the housing supply.”
Some Dutch cities more affordable than others
For single-income earners, buying a house in a bigger Dutch city is virtually impossible. Amsterdam and Eindhoven are the least affordable, with only 0,1 percent and 0,2 percent of houses in their price range respectively. The situation is slightly better in The Hague (4,6 percent) and Rotterdam (2,9 percent), but options are still limited.
Dual-income households have a lot more to choose from. Amsterdam and Eindhoven have the least on offer again, with 13,4 percent and 19,7 percent of available housing being affordable. There is also a large selection in The Hague (41,4 percent) and Rotterdam (39,1 percent), which leaves couples and families with more choices.
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Editor for the Netherlands at IamExpat Media. Simone studied Genetics and Zoology at the University of Pretoria in South Africa before moving to the Netherlands, where she has been working as a writer and editor since 2022. One thing she loves more than creating content is consuming it, mainly by reading books by the dozen. Other than being a book dragon, she is also a nature lover and enjoys hiking and animal training. Read more