The Dutch retail real estate market is moving towards a new equilibrium in 2026. Prime high streets are showing signs of stabilisation after the post‑COVID correction, while take‑up is accelerating and retailers are becoming increasingly selective, choosing locations that align with a broader store and brand strategy. These are the key findings of Savills in its report Dutch Retail Real Estate: The Power of Bricks in Retail.

The continued relevance of physical retail is also reflected in consumer behaviour. According to figures from CBS, nearly 80% of consumer spending still takes place in stores, while the online share has stabilised at around 22% since 2023. This underlines that brands are not choosing between online or physical channels, but are investing in a combination of both.

Savills notes that renewed demand particularly benefits the major retail cities and dominant shopping areas. Fashion remains the largest driver with 28% of all transactions, followed by food & beverage (19%). At the same time, pressure on secondary locations is increasing, as retailers concentrate on proven destinations with high footfall and strong experiential value.

Tien Nguyen, Market Intelligence Analyst at Savills Netherlands: “Resilience is unevenly distributed. Prime locations are regaining momentum, while secondary markets continue to face challenges. It is precisely in the strongest locations that retailers find the combination of visibility, footfall and future‑proof operations.”

Faster take‑up and stabilisation of prime rents

Savills observes that rents on the main shopping streets have recovered in recent years and now show a more stable pattern. At the same time, leasing activity on prime locations is increasing again, signalling a new phase of confidence among retailers and brand owners.

In addition, the average listing time for retail property in the Netherlands has fallen from 17.7 to 9.8 months. This is a clear indicator that available retail space is being absorbed more quickly and that the market is operating more decisively than in previous years.

Daan Mulders, Director Retail Transactions at Savills Netherlands:

“The retail market no longer follows the simplistic online‑versus‑offline model. Successful retailers connect digital channels with physical presence and choose locations that are both efficient and distinctive.”

Polarisation as a key trend

Savills also identifies a clear shift in consumer behaviour: spending is increasingly concentrated either on affordable essentials or on premium quality. This is reflected in the strongest structural value growth within the value/discount segment (an average of 3.21% per year) and the drugstore/beauty/health segment (3.51% per year), while the mid‑market continues to face pressure.

According to Savills, 2026 will therefore be an important decision point for both retailers and property owners. Location choice, flexibility and the integration of online and physical sales channels will be crucial in ensuring long‑term resilience in the Dutch retail market.

The full report Dutch Retail Real Estate: The Power of Bricks in Retail you can download here.