Prices, selling times, overbidding and supply. What the national figures say, what they do not say, and what is actually happening in Helmond and the surrounding villages.
The current state of play. In the second quarter of 2026, 56,700 homes were put up for sale nationally through NVM estate agents, the highest number since records began in 1995. The average sale price came to €506,000, 3.4% higher than the previous quarter. Year on year, the increase has levelled off to 2.1%.
In plain terms: there is more choice than there has been for years, prices are still rising but less steeply, and in more and more places there is room to negotiate again.
Housing market figures are a genre of their own. Every week there is a report that prices are rising, or falling, or stabilising. Usually it is about the Netherlands as a whole, and the Netherlands as a whole does not exist when you want to sell a house in Rijpelberg.
This page sets out what the figures say and, more importantly, what they do not say. Because between the national average and your own street there is a gap, and that is where the whole decision lies.
The figures below come from the NVM quarterly report on the second quarter of 2026, published in July. They are national figures.
| Indicator | Q2 2026 | Change |
|---|---|---|
| Average sale price | €506,000 | Up 3.4% compared with Q1, up 2.1% year on year |
| Homes put up for sale | 56.700 | Highest since 1995, almost 9% more than last year |
| Homes sold | 45.200 | Up 29.4% compared with Q1, up 6.6% year on year |
| Sold above the asking price | approx. 71% | Still the majority |
| Average overbid | approx. 4.6% | National average |
| New-build supply | 20,100 homes | Highest since 2015, but sales fell 7% |
The most striking figure is in the second row. Never since 1995 have so many homes been for sale at the same time. And yet prices rose. That is the tension this market is in: record supply and rising prices at the same time.
The explanation: supply is growing because investors are selling off their rental homes one by one and existing owners are moving on, not because more homes are being added. Existing stock is changing hands. Underlying demand has not fallen.
NVM chair Lana Goutsmits-Gerssen tempers the optimism: in her view the current supply is mainly temporary relief and the structural problems have not gone away. That is an association of estate agents saying things are not as good as they seem. That is worth noting.
We have to be honest here: figures specifically for Helmond vary widely from source to source. Depending on where you look, you will see average sale prices between €400,000 and €500,000. That difference of €100,000 is not a measurement error but a difference in method.
| Why sources differ | Consequence |
|---|---|
| Different measurement period: month, quarter or year | A quarter with many detached homes pushes the average up |
| New builds included or not | New builds are structurally more expensive |
| Apartments included or not | Many apartments sold off by investors pull the average down |
| Only NVM transactions or all transactions | Different coverage |
| Asking price or transaction price | Two completely different numbers |
What can be said with certainty: Helmond is structurally below the national average, and the gap with Eindhoven remains considerable. That has been the case for twenty years and it will not change quickly.
This is what we currently see happening in Helmond in practice:
That fifth point is the most important signal. When the market was at its tightest, the financing condition disappeared from virtually every offer. Its return means buyers have some choice again. That is the first real change in years.
The average sale price is €506,000. That figure is correct and at the same time practically useless if you want to sell a terraced house in Brouwhuis.
An average mixes a €200,000 apartment with a €900,000 villa. It moves with whatever happens to have been sold, not with what homes are worth. If more detached homes sell in a quarter, the average rises without a single home having become worth any more.
The NVM says so itself: the national average price does not tell the whole story. In Greater Amsterdam, the Achterhoek and Zeeuws-Vlaanderen, average prices were actually lower than a year earlier, while they rose in the rest of the country.
| Figure | What it tells you | What it does not tell you |
|---|---|---|
| Average sale price | What was paid on average | What your home is worth |
| Price per square metre | Somewhat more useful | Location, condition, type |
| Percentage sold above asking | How tight the market is | Whether that applies to your home |
| Average selling time | The pace of the market | How long your house will be on the market |
| Number of transactions | The level of activity | The demand for your type of home |
What you can use: recent sales of comparable homes in your own neighbourhood. Same type, same size, within the last six to twelve months. That is not statistics but a comparison, and that is exactly what a buyer does too.
Helmond has twelve neighbourhoods and the differences between them are large. According to the public WOZ figures, Warande has by far the highest average home value of all neighbourhoods in the municipality. At the other end of the scale, the difference is more than half of that amount.
That does not mean one neighbourhood is better than another. It means there are twelve different markets with twelve different groups of buyers, and a national figure tells you nothing about them.
Brandevoort, Dierdonk, Stiphout and Warande. Here demand is structurally higher than supply. Well-maintained homes sell quickly, even now that supply is growing nationally.
Tight marketRijpelberg, Brouwhuis, Mierlo-Hout, Helmond-Noord. This is where you notice the shift first: more supply, longer selling times, more room for buyers.
ShiftingLots of apartments, and that is exactly where the investor sell-offs are happening. Here, more supply has the biggest effect on price.
Most movementIf you want to know what is happening in your neighbourhood, you will find it on the neighbourhood pages. They show the key figures, the current listings and what we have sold there ourselves.
Not in price. In behaviour. That is a more important signal than a percentage point up or down.
| The tight years | Now | |
|---|---|---|
| Viewings | One chance, decide immediately | Second viewings more common |
| Financing condition | Left out to win | Returning in offers |
| Building survey | Skipped | Open for discussion again |
| Negotiating | Barely existed | Room in more and more places |
| Poorly maintained home | Sold anyway | Stays on the market longer |
| Poor energy label | Hardly any effect | Leads to a discount |
| Asking price too high | Offers came in anyway | Leads to silence |
For buyers this is good news, and not because things are getting cheaper. They are not getting cheaper. What is coming back is the chance to be thorough: a second viewing, arranging the financing calmly, having a building survey done. That is worth more than a few percent off.
For sellers it means that a high asking price no longer automatically leads to offers. In the tight years you could get it wrong without consequences, because there were always buyers. That era is coming to an end.
Anyone who sold in the past three years could make mistakes and still get away with it. An asking price that was too high, mediocre photos, a cluttered home: someone would turn up anyway. That margin is disappearing. Not dramatically, but noticeably. The basics need to be in order again.
The Helmond housing market cannot be seen separately from what is happening twenty kilometres away. Brainport Eindhoven attracts international knowledge workers, and they need somewhere to live.
The chain works like this: Eindhoven becomes too expensive and too crowded, buyers move out to the edges, the edges fill up, and then Helmond comes into view. For the Helmond market, that means an influx of buyers who are not from Helmond and who are used to different prices.
That drives prices up. It also explains why Helmond has risen faster in percentage terms than Eindhoven itself in recent years: there was more ground to make up.
What it means for you depends on your position. If you are selling, a larger pool of buyers is good news. If you are buying as a Helmond local, you are competing with people who have a different budget.
The question you are really asking is: should I sell now or wait? The honest answer is that nobody knows, including us. What we can say is this:
If the market rises, you sell high and you buy high. The gap between your current home and your next one grows with it. So if you are moving up to a more expensive home, rising prices call for speed, not patience.
Record supply is good news for buyers, but not for you. Your home is up against more alternatives than a year ago. That makes presentation and price more important, not less.
Pricing too high was rarely punished in recent years. Now it is. Three weeks without an offer is not bad luck in this market but a signal.
In the tightest years, overdue maintenance and a poor energy label barely led to a discount. Now they do. That is no reason to renovate, but it is a reason to fix visible defects.
There is more choice than there has been for years. That is the most important change, and it is a bigger change than it sounds.
In recent years you had to decide after a single viewing, without a building survey, without a financing condition, with an offer you actually thought was too high. That was not buying, that was gambling with the biggest purchase of your life.
That pressure is easing. Not everywhere and not for every home, but noticeably. What to do with that:
That second-to-last point is new. Until recently, a home with label E or F was just as sought after as one with label B. Not any more. That difference is room for negotiation, provided you know what the sustainability improvements will really cost.
In the second quarter of 2026, the average sale price of an existing owner-occupied home came to €506,000 according to the NVM. That is 3.4% higher than the previous quarter and 2.1% higher than a year ago. Helmond is structurally below this national average.
No. Price growth is levelling off, from sharp increases to 2.1% year on year, but nationally there is no question of a fall. In a few regions such as Greater Amsterdam, the Achterhoek and Zeeuws-Vlaanderen, average prices are lower than a year ago.
Because supply is growing as investors sell off their rental homes and existing owners move on, not because more homes are being added. Existing stock is changing hands. Underlying demand has not fallen, so more supply mainly leads to more transactions rather than lower prices.
Yes, nationally about 71% of homes are still sold above the asking price, on average some 4.6% above it. But that average hides big differences: well-maintained homes in a popular location still sell fast, homes with overdue maintenance or a poor energy label less and less so.
That depends mainly on what you do next. If you buy back in the same market, a rise or fall largely cancels itself out. If you are moving up to a more expensive home, rising prices call for speed rather than patience, because the gap grows with them.
Because of differences in method: a different measurement period, new builds included or not, apartments included or not, only NVM transactions or all transactions, and asking price versus transaction price. None of those averages says much about your own home. Recent sales of comparable homes in your neighbourhood say it all.
Based on the public WOZ figures, Warande has the highest average home value of all neighbourhoods in the municipality of Helmond. But a neighbourhood average says little about an individual home: there is often more variation within one neighbourhood than between two neighbourhoods.
In behaviour yes, in price no. Buyers are taking time for a second viewing again, the financing condition is returning in offers and a building survey is open for discussion again. That is a more important change than a percentage point on the price.
There is no national figure that tells you what your home is worth. There is one thing that does: looking at what comparable homes in your own neighbourhood have recently sold for, and then adjusting for the differences.
That is exactly what we do in a valuation. Free of charge, without obligation, and with an honest answer, even if that answer is that you would be better off waiting a little longer.
Not a national average but a figure about your home. Request a free valuation. You are under no obligation.
Your language. We speak English, German and French. Write to us in Polish by WhatsApp and we reply in Polish.
No surprises in the contract. The purchase agreement is in Dutch and comes with an English translation, so you understand every clause.
Selling from abroad. We guide the whole sale remotely and arrange the paperwork with the notary.
