How suitable is Almere for starters in the housing market?

Almere, the city that once rose from the sea to solve the housing shortage in Amsterdam, will still play a crucial role for starters in 2026. At a time when house prices continue to break national records, many are wondering: is the “polder city” still the safe haven for those who want to buy their first home?

The short answer is: yes, but the rules have changed. With new tax benefits, an increased NHG threshold and a growing supply in specific neighborhoods, Almere will offer unique opportunities in 2026 that you simply won't find in the Randstad anymore. In this article, we investigate why Almere is a smart move for starters right now.

Financial windfalls for start-ups in 2026

For the average starter, funding is the biggest barrier. In 2026, however, there are three important regulations that will make purchasing in Almere a lot more accessible:

• Increased starter exemption: Since 1 January 2026, the limit for the exemption from transfer tax has been increased to €555,000. This means that starters between the ages of 18 and 35 do not pay 2% tax on a home up to this amount. In Almere, a significant part of the terraced houses and apartments fall below this limit, which can result in immediate savings of more than €11,000.
• NHG limit to €470,000: The limit for the national mortgage guarantee rose to €470,000 in 2026 (and even €498,200 for energy-saving measures). This not only offers starters extra security in the event of payment problems, but often also results in a lower mortgage rate.
• Almere starter loan: The municipality of Almere actively encourages starters through the SvN (Housing Incentive Fund). In 2026, the Starter Loan is still a popular means of closing the gap between the maximum mortgage and the purchase price, without paying interest or repayment for the first three years.

Price development: What do you get for your money?

Although prices in Almere are expected to rise by 3% to 6% in 2026, the city remains relatively affordable compared to Amsterdam or Utrecht.

The average retail price in Almere will fluctuate around €509,000 at the beginning of 2026. For a starter, this means that a spacious 110 m² single-family home with a garden is still within reach for the amount for which you only buy a 45 m² two-room apartment in Amsterdam.

Important trend: The market in Almere was slightly less overheated in 2026 than before. The average sales time has increased to 42 days, giving buyers more space for a decent viewing and a well-considered bid.

Top neighborhoods for starters in 2026

Not every neighborhood in Almere is the same. For starters, there are three areas that stand out in 2026 because of their price-quality ratio or future potential:

Nobelhorst (Almere wood)

Nobelhorst, also known as “the village in the city”, continued to grow in 2026.

• Offer: In 2026, various project-based homes and apartments will be completed here (Field 17) that are specifically aimed at starters and singles.
• Atmosphere: Ideal for those who love the “know us” feeling, lots of greenery and proximity to nature.

Europakwartier-Noord (Almere poort)

Almere Poort remains the favorite for commuters because of the fast train connection to Amsterdam (only 20 minutes).

• New construction: In 2026, the tender will start for the “Gardens of Poort-Noord”, where more than 1,000 homes will be built. A significant part of this is destined for the affordable segment.
• Potency: The combination of beach (Dune), train and modern architecture makes this a worthwhile investment.

Almere outside the center

For the price-conscious starter, Almere Buiten will be the place where you get the most square meters for your euro in 2026.

• Apartments: Projects around Baltimore Square offer modern apartments near the station at prices that are often well below the NHG limit.

Comparison: Opportunities for starters (2026)

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Section                                            Almere                                                                                   Amsterdam

Average m² price                    € 4,400 – € 4,800                                                    € 8,500 – € 10,000+

Starter exemption                   Often applicable (up to € 555k)                             Rarely applicable (prices > € 555k)

NHG opportunities                  Very wide range                                                      Very limited range

Outdoor space                        Mostly private garden or spacious balcony         Often shared or French balcony

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The challenges: Leasehold and housing costs

Despite the benefits, there are also things that a starter in Almere should pay attention to in 2026. The municipality is increasingly experimenting with leasehold structures to keep the purchase price of new buildings artificially low (around €405,000). This makes entry easier, but means that you pay a monthly canon for the land.

In addition, local housing costs (OZB and waste tax) rose slightly in 2026. Count on around €50 to €80 extra per year in municipal taxes compared to 2025. For a starter with a tight budget, it is essential to include these “hidden” costs in the monthly overview.

Sustainability as key to success

In 2026, a low energy label is a risk. However, Almere has an advantage: a large part of the housing stock is relatively young and connected to district heating.

• Extra loan space: Are you buying a home with an A++++ energy label in 2026? Then you can often borrow up to an additional €50,000. Many new buildings in Almere Poort and Nobelhorst comply with this.
• Low loads: A modern house in Almere will save you hundreds of euros per month in energy costs in 2026 compared to a characteristic but drafty building elsewhere.

Finally: Is Almere the right choice?

In 2026, Almere is ideal for starters who look beyond the historic city limits of the Randstad. Thanks to the increased tax exemption to €555,000 and the wide availability of homes below the NHG limit, the city offers financial breathing space that has become rare.

Those who are willing to invest in a city that is still developing will not only get a home in Almere, but also a modern lifestyle with space, greenery and excellent connections. For the 2026 starter, Almere is no longer a compromise, but a strategic choice for the future.

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