Not sure whether now is the right time to sell your house? You are not alone. The housing market is constantly changing, and what was a golden moment last year does not have to be one this year. Even so, there is no such thing as "the perfect moment" that applies to everyone. There are, however, clear signals that can help you make a well-founded decision. In this article we take you through the most important factors.
1. How is the market performing right now?
The national housing market is always a good starting point. At the moment we can see that price growth is clearly slowing compared with recent years. Whereas house prices were still rising strongly at the end of 2025, recent figures point to a much more moderate pace, with an expected price increase of around 3% for 2026 as a whole. That does not mean the market is bad, but it does mean that values are rising more slowly.
Important to know: this national picture does not tell the whole story. There are big regional differences. In some provinces buyers are still bidding well over the asking price, while in other areas the asking price has almost become the deciding figure. Always ask your estate agent for the specific figures for your region and type of home, because that difference can be decisive.
2. Interest rates: the engine of the buyers' market
Mortgage interest rates are one of the biggest levers driving the housing market. Rising rates limit how much buyers can borrow, which can slow demand. Falling rates do exactly the opposite: buyers can borrow more and are more willing to go ahead.
So do not just look at house prices themselves, but also at how interest rates are developing. A period of rising rates can mean buyers become more cautious and look for room to negotiate. Stable or falling rates often work in sellers' favour, because the group of potential buyers becomes larger.
3. Supply and demand in your neighbourhood
Figures for the Netherlands as a whole are interesting, but the question that really matters is: how do supply and demand compare in your neighbourhood or village? A few signals you can check yourself:
How quickly are comparable homes in the area selling? Do they stay on Funda (the main Dutch property portal) for weeks, or are they "onder voorbehoud" (sold subject to conditions) within a few days?
Are buyers bidding above the asking price? This varies greatly by region and type of home, and is a direct measure of the pressure on the market.
How much comparable supply is for sale right now? Little competition means more negotiating power for you as the seller. Lots of comparable homes in the same price range? Then competition is high and the home will need to be priced more sharply, or put on the market at a different time.
These figures depend on the region. One of our selling agents can give you this information in a no-obligation conversation and adjust the sales strategy accordingly.
4. Your personal situation matters at least as much
Market conditions are important, but the best decision to sell always takes your own situation into account. Ask yourself:
Is there a clear reason to sell? Think of a growing family, a new job, a divorce, or the wish to downsize.
Have you built up enough overwaarde (home equity)? This partly determines your financial room for the next step.
What happens if you wait? Sometimes postponing is a perfectly good option, but sometimes waiting actually costs you money or opportunities — for example if you are already looking around for a new home.
Selling a home purely because "the market is favourable", without a reason behind it, rarely leaves you feeling satisfied afterwards. Timing and personal circumstances go hand in hand. This, too, is a subject best discussed with your estate agent, so that the right sales strategy can be applied.
5. Seasonal influences: does the "best season" really exist?
Many people think spring is the season to sell. That is partly true: in spring there is often more movement in the market and there are more viewings. But this effect has weakened in recent years, partly because the structural shortage in the housing market creates strong demand all year round. A well-priced, well-presented home sells in almost any season. We do, however, advise against putting a home on the market in the middle of the summer holidays, because many people are abroad then and are not able to view a home.
6. Macro-economic signals to keep an eye on
Besides interest rates and regional figures, there are broader signals that influence buyer sentiment:
Inflation and purchasing power: higher inflation can put pressure on buyers' disposable income.
Economic uncertainty: international tensions or energy prices can make buyers more cautious.
Housing shortage: the structural shortage of homes in the Netherlands remains an important factor supporting prices, even when growth levels off for a while.
These factors carry less weight than local supply and demand, but they do give context to the bigger picture.
Conclusion: no perfect moment, but a well-considered one
There is no crystal ball that tells you exactly when to sell. What does work is a combination of objective market signals — national trends, interest rate developments and the local balance of supply and demand — and an honest look at your own situation and wishes.
Not sure whether this is the right moment for your home? I would be happy to think it through with you. Together we will map out the current situation in your neighbourhood, discuss the options and decide whether, and when, selling is the best step for you.
Selling your home? Choose the agent who really sells.
Koops Makelaardij sells more than 100 homes a year in the Kennemerland region, making it one of the most active selling agents in the area. With offices in Haarlem, Amsterdam and Amstelveen we serve a wide area — but always with local knowledge and personal attention.
Our approach: a sharp valuation, professional presentation and a proven sales strategy that puts your home in front of the right people. No empty promises, just results.
Curious what your home is worth? Request a free, no-obligation valuation today and discover what Koops can do for you.
