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As of June 2025, Amsterdam's average house price stands at approximately €664,000, representing a 3% decline from the €700,000 peak reached at the end of 2024.
The Amsterdam property market shows significant variation across neighborhoods and property types, with central districts like Grachtengordel commanding over €10,000 per square meter while outer areas like Bijlmer offer opportunities below €4,000 per square meter. Understanding these price dynamics, along with associated costs and investment strategies, is crucial for anyone considering purchasing property in the Dutch capital.
If you want to go deeper, you can check our pack of documents related to the real estate market in the Netherlands, based on reliable facts and data, not opinions or rumors.
Amsterdam property prices average €664,000 in 2025, with central neighborhoods exceeding €10,000/m² and outer areas starting below €4,000/m².
Total buying costs add approximately 5-8% to the purchase price, while mortgage rates currently range from 4.4% to 4.7% depending on financing conditions.
| Neighborhood Category | Price Range (€/m²) | Average Property Price |
|---|---|---|
| Grachtengordel/Canal Belt | 10,000+ | €1,000,000+ |
| Jordaan, Oud-Zuid, De Pijp | 9,000-12,000 | €700,000-€900,000 |
| Amsterdam-Noord | 5,000-7,500 | €400,000-€600,000 |
| Nieuw-West | 4,000-6,000 | €300,000-€500,000 |
| Bijlmer, Gein, Holendrecht | Below 4,000 | €200,000-€350,000 |
What's the current average house price in Amsterdam today?
As of June 2025, the average house price in Amsterdam is €664,000, marking a notable 3% decrease from the peak of over €700,000 recorded at the end of 2024.
This price represents a significant shift in the Amsterdam residential market after years of consistent growth. Within the city's ring road, which includes prestigious central neighborhoods like Centrum, Oud-Zuid, and De Pijp, the average transaction price reaches approximately €708,000.
The current market conditions reflect a temporary cooling period following the intense price escalation experienced throughout 2023 and early 2024. Real estate professionals attribute this decline to tightened mortgage regulations, increased interest rates, and reduced buyer activity in the higher price segments.
For perspective, this €664,000 average encompasses all property types across Amsterdam's diverse neighborhoods, from luxury canal houses to modern apartments in developing districts.
How does the price vary by property type—apartments, townhouses, detached homes, and new builds?
Amsterdam's property market shows substantial variation across different property types, with apartments dominating the market and commanding specific price premiums based on size and location.
| Property Type | Median Price per m² | Typical Price Range |
|---|---|---|
| 3-room apartments | €12,035 | €350,000-€600,000 |
| 4-room apartments | €10,921 | €400,000-€700,000 |
| 5-room apartments | €9,659 | €500,000-€900,000 |
| 4-room houses | €8,652 | €450,000-€750,000 |
| 5-room houses | €10,870 | €600,000-€1,200,000 |
| 6-room houses | €9,946 | €700,000-€1,500,000 |
| 7-room houses | €11,060 | €900,000-€2,000,000 |
New builds typically command a premium of 10-20% above existing properties due to modern energy efficiency standards, contemporary design features, and compliance with current building regulations. Townhouses and detached homes are relatively scarce in central Amsterdam, making them significantly more expensive than apartments when available, especially those with canal-side locations or historical significance.
Which neighborhoods are the most expensive, which ones are up-and-coming, and where are the most budget-friendly options?
Amsterdam's neighborhood pricing follows a clear hierarchy based on historical significance, accessibility, and cultural appeal.
The most expensive neighborhoods center around the historic canal belt and traditional affluent areas. Jordaan leads with the highest prices, featuring elegant 17th-century townhouses and premium canal properties. The Grachtengordel (Canal Belt) commands prices exceeding €10,000 per square meter due to its UNESCO World Heritage status and unparalleled prestige. Oud-Zuid and De Pijp complete the luxury tier, offering sophisticated urban living with excellent cultural amenities.
Up-and-coming neighborhoods present significant investment potential with improving infrastructure and growing cultural scenes. Amsterdam-Noord has transformed from an industrial area into an artistic hub with modern developments and enhanced connectivity via the North-South metro line. Nieuw-West benefits from new infrastructure investments and urban renewal projects, attracting young professionals and families. Spaarndammerbuurt and Bos en Lommer are experiencing gentrification, offering trendy cafes and galleries while maintaining more accessible price points than central districts.
Budget-friendly options concentrate in the outer districts and newer developments. Bijlmer Centrum, Gein, and Holendrecht offer properties below €4,000 per square meter, making them attractive for first-time buyers and investors seeking entry-level opportunities. Parts of Nieuw-West and Amsterdam-Noord also provide value, with recent price drops of up to 5% creating additional affordability.
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What are the typical price ranges per square meter across different districts?
Amsterdam's price per square meter varies dramatically based on district prestige, accessibility, and development status.
The premium districts command the highest prices, with the Grachtengordel and Canal Belt exceeding €10,000 per square meter due to their historical significance and limited supply. Jordaan, Oud-Zuid, and De Pijp follow closely in the €9,000-€12,000 range, reflecting their desirability among affluent residents and international buyers.
Mid-range neighborhoods like Haarlemmerbuurt and Oosterpark typically range between €7,500-€8,500 per square meter, offering good access to city amenities while maintaining relative affordability compared to the premium zones.
Amsterdam-Noord presents excellent value in the €5,000-€7,500 range, particularly attractive given its artistic community and improving infrastructure. Nieuw-West offers the most accessible pricing at €4,000-€6,000 per square meter, ideal for budget-conscious buyers and investors seeking growth potential.
The most affordable options are found in Bijlmer, Gein, and Holendrecht, where prices remain below €4,000 per square meter, providing entry-level opportunities in the Amsterdam market.
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Can you give a few concrete examples of recent home purchases across low, mid, and high budgets?
Recent transactions across Amsterdam's price spectrum demonstrate the variety of opportunities available to different buyer categories.
In the low budget category, a 36 square meter studio apartment on Schelluinenstraat 58 in Gein sold for €195,000, representing approximately €5,417 per square meter. This type of property appeals to first-time buyers, young professionals, or investors seeking rental income from the student and starter market.
Mid-budget transactions include an 80 square meter apartment in Nieuw-West (Osdorp area) that sold for €400,000, calculating to about €5,000 per square meter. This represents the sweet spot for many buyers, offering reasonable space and amenities while maintaining affordability in Amsterdam's challenging market.
High-budget purchases showcase Amsterdam's luxury market, such as a 120 square meter apartment in the prestigious Grachtengordel that sold for €1.5 million, reflecting €12,500 per square meter. These properties typically feature historical significance, premium locations, and exceptional architectural details that justify the substantial investment.
These examples illustrate how location dramatically impacts pricing, with the difference between outer districts and central locations often exceeding 100% per square meter.
How much should I expect to pay in total, including notary fees, taxes, agency commissions, and renovations?
Purchasing property in Amsterdam involves significant additional costs beyond the advertised price, typically adding 5-8% to your total investment.
| Cost Category | Amount | Notes |
|---|---|---|
| Notary fees | €1,000-€3,000 | Legal documentation and registration |
| Transfer tax | 2% of purchase price | For owner-occupied homes |
| Agency commission | 1-2% of purchase price | Varies by agency and services |
| Appraisal and inspection | €600-€900 | Required for mortgage approval |
| Mortgage advisor fees | €2,250 average | Professional guidance through process |
| Basic renovations | €10,000-€50,000 | Highly variable by property condition |
For a typical €664,000 property, expect approximately €31,560 in additional costs excluding renovations: €2,000 for notary services, €13,280 in transfer tax, €13,280 for agency commission (at 2%), €750 for appraisal, and €2,250 for mortgage advisory services.
Renovation costs vary significantly based on property age and condition, with older Amsterdam properties often requiring substantial updates to electrical, plumbing, and insulation systems to meet modern standards.
How do mortgage options work in the Netherlands, and what are the average rates and conditions right now?
The Dutch mortgage market offers several options for property buyers, with rates and conditions influenced by the National Mortgage Guarantee (NHG) scheme and current economic conditions.
As of mid-2025, mortgage rates range from 4.4% for 10-year fixed-rate mortgages with NHG backing to 4.7% for 100% financing without NHG protection. Industry experts expect these rates to decrease to 3.0-3.5% by the end of 2025 as the European Central Bank continues monetary policy adjustments.
The NHG limit increased to €450,000 in 2025 from the previous €435,000, providing government backing for qualifying mortgages and enabling lower interest rates for eligible buyers. This scheme particularly benefits first-time buyers and those purchasing moderately-priced properties.
Tighter affordability rules implemented in 2025 have reduced borrowing capacity by 1-5% for most buyers, requiring higher income levels or larger down payments. Standard loan terms extend to 30 years, with options for interest-only periods during the initial years to reduce monthly payments.
Most Dutch mortgages require a minimum 10% down payment, though some programs allow higher loan-to-value ratios for qualifying buyers.
Is it smarter to buy a home to live in, rent it out long-term, rent it short-term (e.g. Airbnb), or resell it later for a profit?
The optimal strategy for Amsterdam property ownership depends on your financial goals, time horizon, and risk tolerance, with each approach offering distinct advantages and challenges.
Buying to live in makes sense for long-term residents who can benefit from property appreciation while building equity instead of paying rent. This strategy works best if you plan to stay in Amsterdam for at least 5-7 years to offset transaction costs and market volatility.
Long-term rental investment offers steady income from Amsterdam's strong rental demand, particularly from international professionals and students. However, regulations are tightening with stricter rental rules and enhanced tenant protections, including buyout protection that can complicate property sales when tenants are in place.
Short-term rental through platforms like Airbnb faces severe restrictions in Amsterdam, with entire home rentals limited to just 30 nights per year since 2019. This makes short-term rental largely unviable as a primary investment strategy, though some investors work within the constraints for supplemental income.
Reselling for profit has historically worked well given Amsterdam's long-term price appreciation, but success depends heavily on timing and market conditions. The recent 3% price decline in early 2025 demonstrates the market's volatility and the importance of holding periods during market cycles.
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We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How have average prices changed compared to five years ago, and also compared to one year ago?
Amsterdam's property market has experienced dramatic changes over recent years, with significant acceleration followed by a recent cooling period.
Five years ago in 2020, the average Amsterdam home price was approximately €500,000, meaning current prices have increased by roughly 33% over this period. This represents substantial appreciation averaging about 6% annually, though the growth was not uniform across these years.
Compared to one year ago in mid-2024, prices have actually declined from their peak of approximately €700,000 to the current €664,000, representing a 5% decrease. This reversal marks the first significant price correction after years of continuous growth.
The recent price decline reflects multiple factors including increased mortgage rates, tightened lending standards, and reduced buyer activity in higher price segments. However, this correction follows an extraordinary period of growth, with prices rising nearly 40% between 2020 and 2024.
Market analysts view the current dip as a temporary adjustment rather than a fundamental shift, with underlying demand remaining strong due to Amsterdam's continued economic growth and housing supply constraints.
What are the forecasts for price trends in one year, five years, and ten years from now?
Amsterdam property price forecasts show mixed short-term predictions but generally positive long-term outlook, though significant uncertainty exists given recent market volatility.
For 2025, forecasts vary considerably among major institutions. De Nederlandsche Bank projects a 7.5% increase, while Rabobank anticipates 9.2% growth, and some reports suggest increases as high as 10.7%. However, these predictions were made before the recent 3% decline became apparent, creating uncertainty about near-term direction.
The five-year outlook (2025-2030) generally anticipates continued moderate growth, though at slower rates than the dramatic increases seen in recent years. Most analysts expect annual appreciation of 3-5%, assuming stable economic conditions and gradual resolution of supply constraints.
Ten-year forecasts (2025-2035) remain positive but acknowledge significant uncertainties including potential regulatory changes, economic cycles, and evolving housing policies. Long-term demographic trends, including continued international migration to Amsterdam and limited developable land, support sustained demand pressure.
Key factors influencing these forecasts include European Central Bank monetary policy, Dutch housing supply initiatives, and potential changes to investor and foreign buyer regulations that could significantly impact market dynamics.
What are the smartest neighborhoods or property types to invest in right now based on market data and local trends?
Current market conditions create distinct opportunities across different investment strategies and risk profiles in Amsterdam's diverse neighborhoods.
For premium investment with lower risk, central neighborhoods like Grachtengordel, Oud-Zuid, and Jordaan offer prestige and historical significance that maintain value during market downturns. These areas command high prices but provide stability and consistent demand from wealthy buyers and luxury renters.
For growth potential with moderate risk, Amsterdam-Noord and Nieuw-West present compelling opportunities. Noord benefits from artistic community development, improved infrastructure including the North-South metro line, and emerging cultural attractions. Nieuw-West offers lower entry prices with urban renewal projects creating long-term value potential.
Property types showing particular promise include smaller apartments (1-3 rooms) due to high demand from young professionals and expats, and family homes with outdoor space responding to remote work trends that increase demand for home offices and gardens.
For budget-conscious investors, Bijlmer, Gein, and Holendrecht provide the lowest entry prices with potential for appreciation as Amsterdam's urban area continues expanding. These areas may benefit from future infrastructure improvements and changing demographics.
It's something we develop in our Netherlands property pack.
How does Amsterdam compare to other major European cities like Berlin, Paris, Barcelona, or Copenhagen in terms of house prices and overall investment potential?
Amsterdam ranks among Europe's most expensive property markets but offers distinct advantages that justify its premium pricing for many investors.
| City | Avg. Price (€/m²) | Rental Yield | Investment Appeal |
|---|---|---|---|
| Amsterdam | 8,350-10,500 | Moderate (3-5%) | High demand, limited supply |
| Berlin | ~7,500 | Higher (4-6%) | More rental-friendly regulations |
| Paris | ~11,500 | Lower (2-4%) | Prestige but expensive entry |
| Barcelona | 4,350-7,000 | Higher (4-7%) | More affordable, strong rental |
| Copenhagen | 7,000-8,000 | Moderate (3-5%) | Similar to Amsterdam dynamics |
Amsterdam's pricing sits between Berlin and Paris, offering better value than Paris while commanding premiums over Berlin and Barcelona. The city's international business environment, English-speaking workforce, and cultural attractions support consistent demand from global buyers and renters.
Investment potential favors Amsterdam for long-term appreciation due to severe supply constraints and continued economic growth, while Berlin and Barcelona offer better rental yields for income-focused investors. Paris commands the highest prices but provides lower returns, making it suitable mainly for luxury or prestige investments.
Amsterdam's regulatory environment remains relatively investor-friendly compared to Berlin's rent controls or Barcelona's tourist rental restrictions, though policies continue evolving. The city's stable political environment and strong legal framework provide security for international investors compared to some other European markets.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Amsterdam's property market in 2025 presents both challenges and opportunities, with current average prices of €664,000 reflecting a temporary cooling after years of dramatic growth.
Success in this market requires careful neighborhood selection, understanding of total ownership costs, and realistic expectations about returns, whether for residence or investment purposes.
Sources
- Makelaar Amsterdam - House Prices Under Pressure Q1 2025
- Properstar - Amsterdam House Prices
- LJ Real Estate - Amsterdam Housing Market 2025
- Global Property Guide - Netherlands Buying Guide
- Dutch Review - Amsterdam Neighbourhoods Guide
- InvestRopa - Amsterdam Real Estate Trends
- Mijn Verkoopmakelaar - House Buying Costs
- European Insurance - Dutch Mortgage Market 2025
- InExpatFin - Mortgage Changes Netherlands 2025
- Makelaar Amsterdam - Current State of Amsterdam Housing Market 2025