Welcome to CBRE's Real Estate Market Outlook Netherlands 2026 report.
In this publication, we share our expectations for the most important developments in the real estate investment market in 2026.
The recovery of the market is continuing cautiously, driven by improved liquidity and a growing willingness to sell among investors, despite ongoing geopolitical uncertainties. Private capital is mainly responsible for the visible activity, with foreign capital still largely absent.
Significant sectoral differences in recovery path
We are seeing a clear shift in allocation strategies. The housing market remains a dominant factor, with capital continuing to flow into residential properties, student housing, and senior living. In the logistics sector, greater clarity in the user market is boosting investor confidence. Deferred portfolio deals, expiring holding periods, and new capital inflows are the main drivers of the expected increase in activity. Retail real estate is gaining ground, driven by proven resilience and increased foreign capital. The office market is also expected to remain divided in 2026. Private equity and family offices are allocating more capital to offices, generating sufficient interest in value-add and core+ propositions. However, the core segment remains scarce. This is hampering new office developments, partly due to limited pre-letting in the user market.
Focus on optimization & rental growth
Value creation increasingly stems from operational optimization and rental growth, fueled by tightness in the user market for high-quality real estate. As a result, rental growth is expected to accelerate by an average of 2% to 5% per year and the maximum achievable rent will rise. This opens doors for investments, renovations, and new construction, especially for value-add investors. All these developments result in an expected investment volume of € 14.3 billion in 2026, an increase of more than 10%. The residential investment market remains dominant at €5.35 billion, followed by logistics. The strongest increase in volume is expected in the office market (+33%). Capital continues to shift towards operational real estate with stable user demand and rental growth potential.
What do these developments mean for investors, developers, and policymakers? Which established sectors and emerging markets offer opportunities, and where are the risks? In our Real Estate Market Outlook Netherlands 2026 report, we dive deeper into the data and trends. Download the PDF to read the full analysis.
Curious about our analyses and expectations for the real estate sectors in the coming investment year?
Find out in our new Real Estate Market Outlook 2026.