You know how it goes. January, new plans. But the phone stays quiet. That wave of moves you expected? It does not come. Or it does, but differently than you thought.
The housing market in 2026 looks different from previous years. Prices keep rising, but the number of transactions lags behind. People are stuck in their homes. They want to move, but cannot afford it. Or they simply cannot find a suitable property.
For moving companies, the 2026 housing market means a different playing field. Fewer moves means more competition. But those who pay attention will also spot opportunities.
What is happening on the housing market in 2026?
House prices continue to rise. Rabobank expects a price increase of 4.8 to 5.5 percent this year. ABN AMRO estimates 3 to 6 percent. Either way: houses are getting more expensive.
At the same time, mortgage rates are slowly declining. From the peaks around 4.5 percent in 2023, we are heading towards 3 percent. Good news for buyers, you would think. But the shortage remains the big problem.
There are simply too few homes. Many homeowners stay put. They have a low mortgage rate and dread the costs of a next step. Moving up has become expensive.
What is changing for first-time buyers in 2026?
There is also positive news. The government has raised the limits for first-time buyers. The starter exemption for transfer tax goes up to EUR 555,000 (was EUR 525,000). And the NHG limit rises to EUR 470,000, with energy measures even up to EUR 498,200.
This means more first-time buyers can enter the market. First homes, smaller moves. But new customers for your moving company.
At the same time, the transfer tax for investors is being reduced from 10.4 to 8 percent. Investors who are selling off rental properties continue to do so. This generates extra transactions in the first half of 2026.
What moving trends do we see in 2026?
The 2026 housing market is shifting. And that has direct consequences for moving companies.
Move-up buyers become more important
Where last year many first-time buyers moved, we now see more move-up buyers becoming active. Families going from an apartment to a terraced house. Or from a terraced house to a detached home. These are larger moves. More volume, higher value per job.
Regional shift
The Randstad is stabilizing. Amsterdam and Utrecht have become unaffordable for many. Mid-sized cities like Eindhoven, Arnhem and Groningen are becoming more attractive. People are moving outside the Randstad more often. Longer distances, different routes.
New forms of living
Multi-generational homes and housing communities are gaining popularity. Families living together, or groups building together. This requires different types of moves. Sometimes more complex, sometimes more efficient because multiple households move at once.
"The market is changing. Moving companies that only focus on volume are missing opportunities. Focus on value per job and service that move-up buyers appreciate."
What does this concretely mean for your moving company?
The 2026 housing market means fewer moves in total, but opportunities for those who respond smartly to the trends. These are the key points.
Impact of the 2026 housing market on moving companies
| Trend | Impact |
|---|---|
| Fewer total transactions | More competition for customers |
| More move-up buyers | Larger moves, higher volume |
| Regional shift | Longer distances, more planning |
| Investors selling off | More private moves |
| First-time buyers get opportunities | New customer group with first move |
How do you respond as a moving company?
The 2026 housing market requires adaptation. Here are four concrete actions.
- Focus on move-up buyers - Families value service and reliability. Invest in customer experience, not just price.
- Expand your service area - With regional shifts come longer distances. Consider partnerships or expansion.
- Tap into the starter market - Offer packages for first moves. Small and affordable, but professional.
- Optimize your planning - With fewer jobs, efficiency counts even more. Make sure you know where your capacity is.
And perhaps most importantly: keep track of your data. Know which customers you have, where they come from, and what they generate. That is how you spot where the opportunities lie.
What are the opportunities for movers in 2026?
The 2026 housing market is challenging. Fewer people are moving, but those who do move are looking for quality. Move-up buyers with larger homes. First-time buyers with their first own place. Private buyers purchasing a rental property after investor sell-offs.
For moving companies that adapt, there are opportunities. Not in volume, but in value. In service. In customers who come back and recommend you.
The question is: are you ready for this market?
Housing market 2026 at a glance
- Price increase +3 to 6%
- Mortgage rate Heading towards 3%
- Starter exemption EUR 555,000
- NHG limit EUR 470,000 (up to EUR 498,200)
- Opportunity for movers Move-up buyers and first-time buyers
Keep oversight of your moving company
With the Bas dashboard you can see exactly where you stand. Which jobs are coming up, where your capacity is, and what your moves are generating.
In 30 minutes we will show you how.
Rabobank Housing Market Forecast 2026, ABN AMRO Housing Market Monitor, NHG, Dutch Government.
