Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Yes, the analysis of Amsterdam's property market is included in our pack
Buying property in Amsterdam as a foreigner in 2026 comes with unique rules around leasehold land, strict rental limits, and surprisingly straightforward ownership rights.
This guide covers current housing prices in Amsterdam, taxes, visa requirements, and the step-by-step buying process for non-Dutch buyers.
We constantly update this blog post to reflect the latest regulations and market conditions in Amsterdam.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Amsterdam.
Insights
- Amsterdam transfer tax drops to 8% for investment properties in 2026, down from 10.4%, making buy-to-let purchases significantly cheaper for foreign investors.
- Around 80% of Amsterdam properties sit on municipal leasehold (erfpacht), meaning you own the building but pay annual fees for the land underneath.
- The NHG mortgage guarantee limit in Amsterdam rises to 470,000 euros in 2026, which can lower your interest rate by roughly 0.2% to 0.5%.
- Amsterdam's short-term rental rules tighten in April 2026, with popular areas like Jordaan, De Pijp, and Grachtengordel dropping from 30 nights to just 15 nights per year.
- Annual property-related costs in Amsterdam typically run between 1,000 and 1,800 euros, covering property tax, sewer charges, waste collection, and water board fees.
- Dutch banks generally cap mortgages at 100% loan-to-value, so foreign buyers always need cash for closing costs, which run between 3% and 6% of the price.
- Mortgage interest rates in Amsterdam in January 2026 hover between 3.0% and 4.0% for most fixed-rate loans, with NHG-backed mortgages on the lower end.
- Non-residents can get a Dutch tax ID (BSN) through the Non-residents Records Database without living in the Netherlands, which simplifies the purchase process.
What can I legally buy and truly own as a foreigner in Amsterdam?
What property types can foreigners legally buy in Amsterdam right now?
As of early 2026, foreigners can legally buy almost any type of residential property in Amsterdam, including apartments, row houses, canal houses, new-build developments, and even houseboats, under the same property law framework as Dutch citizens.
The main practical limitation is not a legal ban but the reality of financing, since Dutch banks require strong documentation and often prefer buyers with local income or residency status.
Apartments are by far the most common purchase for foreign buyers in Amsterdam, and these typically come with membership in a VvE (owners' association) that manages the building and shared costs.
Most Amsterdam properties also sit on municipal leasehold land, which means you technically own the building but pay an annual fee to the city for the right to use the ground beneath it.
Finally, please note that our pack about the property market in Amsterdam is specifically tailored to foreigners.
Can I own land in my own name in Amsterdam right now?
Yes, foreigners can legally own Dutch real estate in their own name, but in Amsterdam specifically, the land beneath most properties is owned by the city and leased to homeowners under a system called erfpacht.
This means you own full rights to the building or apartment, but you pay an annual ground rent (called canon) to the municipality for using the land, rather than owning the land outright as freehold.
The City of Amsterdam describes erfpacht as using someone else's land "as if it were yours," and the canon payments can be fixed for decades or adjusted periodically depending on your leasehold contract type.
As of 2026, what other key foreign-ownership rules or limits should I know in Amsterdam?
As of early 2026, the biggest rule that affects foreign buyers in Amsterdam is the strict short-term rental regime, where you need a permit, must live in the property as your main residence, and can only rent to tourists for a maximum of 30 nights per year citywide.
There is no foreign-ownership quota for apartments or condos in Amsterdam, so unlike some countries, you can buy into any building without worrying about a cap on non-Dutch owners.
There is also no special government approval or registration requirement just for being a foreign buyer, since the standard notarial and cadastral registration process applies equally to everyone.
One notable regulatory change taking effect April 1, 2026 is that popular central neighborhoods like Jordaan, Grachtengordel-West, Grachtengordel-Zuid, Oude Pijp, and Nieuwe Pijp will drop from 30 nights to just 15 nights per year for holiday rentals, making Airbnb-style income even more restricted.
What's the biggest ownership mistake foreigners make in Amsterdam right now?
The single biggest mistake foreign buyers make in Amsterdam is treating erfpacht (leasehold) as a minor detail and failing to understand how much the annual canon costs, when it resets, and whether converting to perpetual erfpacht would save money over time.
If you skip this analysis, you could end up paying thousands of euros more per year than expected when the canon adjusts, or you might miss a window to lock in favorable terms before the city recalculates your ground rent.
Other classic pitfalls in Amsterdam include buying with a rental income plan that violates the city's strict 30-night (or soon 15-night) limits, underestimating VvE (owners' association) fees and reserve-fund obligations, and overlooking structural issues in older canal houses or buildings with foundation problems.
We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Amsterdam?
Do I need a specific visa to buy property in Amsterdam right now?
No, you do not need a specific visa or residency permit to buy property in Amsterdam, and purchasing on a tourist visa is technically allowed since the transaction itself is separate from immigration rules.
The main administrative hurdle for non-residents is obtaining a BSN (citizen service number), which you need for tax purposes and financial transactions, but you can get one by registering at a Non-residents Records Database (RNI) desk without actually living in the Netherlands.
While a local tax ID is not strictly required before signing a purchase agreement, having a BSN makes the process smoother and is often requested by notaries, banks, and tax authorities.
A typical document set for foreign buyers in Amsterdam includes a valid passport, proof of address in your home country, evidence of funds or mortgage approval, and (if applicable) your BSN number or RNI registration confirmation.
Does buying property help me get residency and citizenship in Amsterdam in 2026?
As of early 2026, buying property in Amsterdam does not automatically help you get Dutch residency or citizenship, since the Netherlands does not have a "golden visa" or real estate investment pathway like some other European countries.
The standard routes to Dutch residency are work permits, family reunification, study visas, or the highly skilled migrant program, and property ownership has no bearing on any of these applications.
For citizenship, you typically need to live legally in the Netherlands for at least five years, pass language and integration exams, and meet other requirements that are unrelated to real estate investment.
We give you all the details you need about the different pathways to get residency and citizenship in Amsterdam here.
Can I legally rent out property on my visa in Amsterdam right now?
Your visa status in the Netherlands does not directly restrict your ability to rent out property you own, but earning Dutch-sourced rental income does create tax obligations that apply whether you live in the country or not.
You do not need to live in the Netherlands to rent out your Amsterdam property on a long-term basis, but short-term tourist rentals require the property to be your registered main residence, which effectively blocks most non-resident owners from Airbnb-style rentals.
Foreign landlords must also register with the Dutch Tax Administration as non-resident taxpayers, report their property under Box 3 wealth taxation rules, and comply with Amsterdam's permit requirements, night limits, and guest notification systems.
We cover everything there is to know about buying and renting out in Amsterdam here.
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How does the buying process actually work step-by-step in Amsterdam?
What are the exact steps to buy property in Amsterdam right now?
The standard sequence to buy property in Amsterdam goes: set your budget and check mortgage eligibility, search for properties (usually apartments with VvE and erfpacht), make an offer, negotiate terms, sign a purchase agreement with protective clauses, arrange financing and inspections, have the notary prepare the transfer deed, sign at the notary office, and finally register with the Kadaster land registry to become the legal owner.
You do not need to be physically present in Amsterdam for every step, since you can grant power of attorney to a representative for the notary signing, though many first-time foreign buyers prefer to attend in person to understand the process.
The deal becomes legally binding for both parties when you sign the purchase agreement (koopovereenkomst), although Dutch law gives private buyers a three-day cooling-off period to withdraw without penalty after signing.
The typical timeline from accepted offer to final registration in Amsterdam is six to eight weeks, though it can stretch to ten or twelve weeks if mortgage approval, inspections, or erfpacht negotiations take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Amsterdam.
Is it mandatory to get a lawyer or a notary to buy a property in Amsterdam right now?
A civil-law notary is effectively mandatory in Amsterdam because Dutch property law requires a notarial deed (akte van levering) to be registered with the Kadaster before ownership legally transfers, and only a notary can execute this step.
The key difference is that the notary handles the legal formalities of transfer, deed preparation, and registration, while a separate lawyer (if you hire one) provides independent advice, reviews contracts for your benefit, and protects your interests in negotiations.
One key item to include in your notary engagement is a clear request to investigate erfpacht terms, VvE financial health, and any registered encumbrances, since these Amsterdam-specific issues can significantly affect your costs and rights.
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.
What checks should I run so I don't buy a problem property in Amsterdam?
How do I verify title and ownership history in Amsterdam right now?
The official registry to verify title and ownership history in Amsterdam is the Kadaster (Dutch Land Registry), where all property rights, ownership transfers, and registered encumbrances are recorded and publicly accessible.
The key document you need is an eigendomsbewijs (proof of ownership) or a recent Kadaster extract showing the current registered owner, the property boundaries, and any rights or restrictions attached to the land.
A realistic look-back period for ownership history checks in Amsterdam is usually 20 to 30 years, which helps you spot patterns like frequent sales, unresolved inheritance issues, or transfers that might indicate disputes.
One clear red flag that should stop or pause your purchase is finding an unregistered mortgage, a court judgment lien, or an ongoing inheritance dispute in the ownership chain, since these can delay or block your ability to get clean title.
You will find here the list of classic mistakes people make when buying a property in Amsterdam.
How do I confirm there are no liens in Amsterdam right now?
The standard way to confirm there are no liens or encumbrances on an Amsterdam property is to request a Kadaster extract that shows all registered mortgages, easements, court orders, and other charges against the property.
One common type of lien to specifically ask about in Amsterdam is an existing mortgage (hypotheek) that must be discharged at closing, as well as any VvE-related claims if the seller has unpaid service charges or special assessments.
The best written proof of lien status is a fresh Kadaster extract (eigendomsinformatie) dated close to your purchase date, combined with a notary's written confirmation that all encumbrances will be cleared before or at transfer.
How do I check zoning and permitted use in Amsterdam right now?
The authority to check zoning and permitted use for any Amsterdam property is the City of Amsterdam planning department (Gemeente Amsterdam, Ruimte en Duurzaamheid), which maintains official zoning maps and can confirm what activities are legally allowed at a specific address.
The document that typically confirms zoning classification is the bestemmingsplan (zoning plan) for your neighborhood, which you can view online through the Amsterdam city portal or the national Ruimtelijkeplannen.nl website.
One common zoning pitfall that foreign buyers miss in Amsterdam is assuming a residential property can be used for short-term rentals or home-based business activities, when the zoning and municipal rules often restrict or prohibit these uses entirely.
Buying real estate in Amsterdam can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Amsterdam, and on what terms?
Do banks lend to foreigners for homes in Amsterdam in 2026?
As of early 2026, Dutch banks do lend to foreigners for home purchases in Amsterdam, but approval depends heavily on your documentation, income source, residency status, and ability to prove stable earnings in euros.
The realistic loan-to-value (LTV) range for foreign borrowers in Amsterdam is typically 80% to 100%, with non-residents and self-employed buyers often limited to the lower end of this range.
The single most important eligibility factor is verifiable income, ideally from a Dutch employer or a stable EU-based salary, since banks need to confirm you can service the loan under Dutch affordability rules.
You can also read our latest update about mortgage and interest rates in The Netherlands.
Which banks are most foreigner-friendly in Amsterdam in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Amsterdam are generally the large mainstream lenders like ABN AMRO, ING, and Rabobank, which have established international client departments and English-language support.
The most important feature that makes these banks more foreigner-friendly is their willingness to assess non-Dutch income, accept documentation in English, and work with buyers who have EU-based employment or demonstrable international careers.
These banks can lend to non-residents (buyers without Dutch residency) in some cases, but the terms are usually stricter, with lower LTV limits and requirements for larger down payments or additional collateral.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Amsterdam.
What mortgage rates are foreigners offered in Amsterdam in 2026?
As of early 2026, the typical mortgage interest rate range for foreigners buying in Amsterdam is 3.0% to 4.0% for common fixed-rate mortgages, with NHG-backed loans (available for properties up to 470,000 euros) often pricing toward the lower end.
Fixed-rate mortgages in Amsterdam are generally priced 0.3% to 0.8% higher than variable-rate products, but most buyers prefer the payment certainty of a 10-year or 20-year fixed rate over the short-term savings of a variable rate.
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Amsterdam?
What are the total closing costs as a percent in Amsterdam in 2026?
The typical total closing cost for buying property in Amsterdam in 2026 is around 4% to 6% of the purchase price if you use a mortgage, or 3% to 4% if you pay cash and avoid mortgage-related fees.
The realistic low-to-high closing cost range that covers most standard transactions in Amsterdam is 3% on the low end (cash purchase, main residence) to 10% or more on the high end (investment property with 8% transfer tax plus all service fees).
The specific fee categories that make up total closing costs in Amsterdam include transfer tax (overdrachtsbelasting), notary fees for the deed and mortgage, valuation costs, mortgage advice fees, and typically a buyer's agent (aankoopmakelaar) commission.
The single biggest contributor to closing costs is transfer tax, which is 2% if Amsterdam is your main residence, 8% for investment properties or second homes, and 10.4% for non-residential real estate.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Amsterdam.
What annual property tax should I budget in Amsterdam in 2026?
As of early 2026, the typical annual property-related costs for an owner-occupied home in Amsterdam range from 1,000 to 1,800 euros (roughly 1,050 to 1,900 USD or 1,000 to 1,700 EUR), depending on your WOZ property value and household size.
Annual property tax in Amsterdam is assessed primarily through OZB (onroerendezaakbelasting) at a rate of 0.0527% of your WOZ value, plus fixed levies for sewer charges (192 euros), waste collection (352 to 469 euros depending on household size), and water board fees that vary by property value.
How is rental income taxed for foreigners in Amsterdam in 2026?
As of early 2026, Dutch rental income for individual foreign landlords is typically taxed under Box 3 (wealth tax) rules rather than on actual rent received, meaning you pay tax on a deemed return based on your net assets rather than your real rental profits.
Non-resident owners must register with the Dutch Tax Administration, file an annual non-resident tax return (usually by May 1 for the previous year), and declare their Dutch property value minus any mortgage debt as part of their Box 3 taxable base.
What insurance is common and how much in Amsterdam in 2026?
As of early 2026, the typical annual insurance cost for a standard Amsterdam home policy covering contents and liability runs between 180 and 480 euros (roughly 190 to 510 USD or 180 to 480 EUR), while buildings insurance varies widely depending on property type and is often included in VvE charges for apartments.
The most common type of property insurance that Amsterdam owners carry is a combination of inboedelverzekering (contents insurance) for personal belongings and aansprakelijkheidsverzekering (liability insurance) for third-party claims.
The biggest factor that makes insurance premiums higher or lower for the same property type in Amsterdam is whether the building is on the historic canal ring (where flood risk and structural concerns can increase costs) versus a newer neighborhood with modern construction standards.
Get the full checklist for your due diligence in Amsterdam
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Amsterdam, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Government.nl - Transfer Tax Rates | Official Dutch government explanation of transfer tax rules. | We used it to confirm the 2%, 8%, and 10.4% transfer tax brackets for 2026. We relied on it as our primary source for all transfer tax information. |
| Business.gov.nl - 2026 Tax Changes | Official Dutch business portal summarizing legal changes. | We used it to verify the 8% rate for non-main-residence purchases starting January 2026. We cross-referenced it with Government.nl for accuracy. |
| Belastingdienst - Transfer Tax | Dutch Tax Administration is the primary tax authority. | We used it to confirm how the tax authority describes standard rates. We treated it as our official tax-authority cross-check. |
| City of Amsterdam - Erfpacht | The municipality that sets and administers Amsterdam's leasehold system. | We used it to explain Amsterdam's unique leasehold reality and canon payments. We shaped our "biggest mistakes" section around this guidance. |
| City of Amsterdam - Holiday Rental Permits | Official city policy page for tourist rental rules and fines. | We used it to state the 30-night rule, permit requirements, and April 2026 changes. We relied on it as our primary source for short-term rental compliance. |
| City of Amsterdam - Property Tax 2026 | Official published municipal tax rate for owner-occupiers. | We used it to calculate concrete annual OZB estimates based on WOZ value. We avoided generic national averages in favor of Amsterdam-specific rates. |
| City of Amsterdam - Sewer Charges 2026 | Official municipal tariff page updated for 2026. | We used it to budget the annual fixed sewer charge for typical homes. We included the 2026 number directly in our cost estimates. |
| City of Amsterdam - Waste Collection 2026 | Official municipal household waste levy rates. | We used it to provide 2026 amounts for single and multi-person households. We built these into our realistic annual city-charges budget. |
| AGV - Water Authority Tax Rates 2026 | Official tax-rate page for the water authority covering Amsterdam. | We used it to budget water-board charges with worked examples for owners. We kept ongoing costs Amsterdam-specific rather than national. |
| Business.gov.nl - Cadastral Registration | Describes the official land registry workflow and notary's role. | We used it to explain how ownership becomes legally effective through registration. We also referenced it for title and ownership history checks. |
| De Nederlandsche Bank - Mortgage Rates | Dutch central bank's official statistics on mortgage lending rates. | We used it to ground our mortgage rate discussion in official national data. We set a reasonable market-rate range for January 2026. |
| ECB Data Portal - Netherlands Mortgages | European Central Bank's official statistical series for euro-area lending. | We used it as an independent second source to cross-check Dutch mortgage rates. We triangulated our rate estimate with DNB data. |
| NHG - 2026 Guarantee Limit | Official administrator of the Dutch mortgage guarantee scheme. | We used it to confirm the 2026 NHG limit of 470,000 euros. We explained why NHG can lower rates for eligible buyers. |
| AFM - Mortgage Lending Rules | Dutch financial regulator for consumer financial markets. | We used it to support the 100% loan-to-value cap with limited exceptions. We explained why buyers always need cash for closing costs. |
| Government.nl - RNI/BSN Registration | Official government explanation of how non-residents get a BSN. | We used it to answer tax ID questions practically for foreigners. We outlined what buyers can do if purchasing while living abroad. |
| Belastingdienst - Non-Resident Filing | Official non-resident filing guidance from the Dutch Tax Administration. | We used it to explain how foreigners handle Dutch tax filing. We supported the rental income and Box 3 discussion at a practical level. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Netherlands. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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