If you want to sell your house, you are probably mainly thinking about your own home: is it ready for sale, what is a realistic asking price, and how do you present it best? Yet there is one factor that is at least as important and that sellers often overlook: the mortgage interest rate. It largely determines how much your potential buyer can and will pay.
Where are mortgage rates now?
In mid-2026 we are seeing a slight rise in interest rates. In mid-June the European Central Bank raised its official interest rates for the first time since June last year, partly because of rising inflation resulting from international tensions and higher oil prices. At several banks, rates for a mortgage with a fixed-rate period of around two years are now around 4.4%.
Economists expect that shorter-term rates in particular (variable and fixed for 1 to 5 years) may rise a little further in the coming period, while the longer 10-year rate is expected to remain more stable. In the longer term, towards 2027, a slight fall is expected again — but for now the trend is cautiously upwards.
What does this mean for the sales market?
Mortgage interest rates and buyers' borrowing capacity are directly linked. The higher the interest rate, the less a buyer with the same income can borrow. This has a few consequences that you will see in practice as a seller:
Slightly less overbidding. Whereas heavy overbidding was the norm in recent years, we see that buyers are doing their sums more critically and comparing more. The owner-occupied housing market is cooling somewhat in 2026 because rising interest rates are squeezing buyers' borrowing capacity.
Buyers take longer to decide. With more supply and slightly higher interest rates, buyers more often take the time to compare different homes rather than making an offer straight away.
Quality counts for more. Buyers pay closer attention to maintenance, energy performance and whether a home is move-in ready. A home that is well presented and ready for sale stands out more quickly in a market that is a little less rushed than before.
Still not a buyers' market. The structural housing shortage in the Netherlands remains large, so there is no real shift to a buyers' market. In most regions demand still exceeds supply.
Why this matters when you are selling
Rising interest rates do not mean that your home is suddenly worth less or harder to sell. Above all, they mean that the dynamics are changing: buyers are more selective, take a little more time and pay closer attention to value for money. As a seller, it is therefore important to:
Set a realistic asking price, in line with what buyers can actually finance at current interest rates.
Invest extra in presentation, from small repairs to professional photos, because buyers are less quick to overlook defects.
Allow for a somewhat longer time on the market than in the overheated years before, without this needing to be a cause for concern.
In short: interest rates are not some distant issue, but a factor that directly influences who can buy your house and at what price. By taking this into account in your sales strategy, you will be in a stronger position in the negotiations — even in a market that is just a little less hectic than a few years ago.
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.
Get in touch with Koops Makelaardij or call us on +31 23 532 9817.
