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
Wondering whether January 2026 is a good time to buy property in Amsterdam? You're not alone, and this guide will walk you through everything you need to know with real data and honest analysis.
We cover the current housing prices in Amsterdam and what the market looks like right now, from supply and demand to price trends and local regulations.
This blog post is constantly updated so you always get the freshest insights on the Amsterdam property market.
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.
So, is now a good time?
As of early 2026, our verdict is "rather yes" for buying property in Amsterdam, especially if you're buying to live in or hold for the long term.
The strongest signal is that the Dutch central bank expects property prices to keep rising by around 4% in 2026, not to crash, which means waiting for a big dip may not pay off.
Another key signal is that while Amsterdam's for-sale inventory grew by 31% year-on-year, the market remains tight with homes typically selling above asking price, showing that demand is still solid.
Other signals include stable ECB interest rates supporting borrowing power, wages outpacing inflation, and local investor restrictions keeping speculative competition in check while releasing more homes onto the market.
The best strategies in Amsterdam right now are buying family-sized homes in supply-constrained neighborhoods like Oud-Zuid, Rivierenbuurt, or Westerpark for long-term holds, or targeting smaller apartments near the NHG price limit if you want easier financing.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property decision.
Is it smart to buy now in Amsterdam, or should I wait as of 2026?
Do real estate prices look too high in Amsterdam as of 2026?
As of early 2026, Amsterdam property prices are high but appear supported by fundamentals rather than wildly detached from reality, with the median transaction price sitting around 594,000 euros and around 8,440 euros per square meter.
One clear signal from local listings is that homes in Amsterdam are still selling about 6 to 7% above asking price on average, which tells you demand remains strong enough to sustain current price levels.
At the same time, inventory has grown 31% compared to last year, meaning buyers have more options than during the 2021 to 2022 frenzy, so while prices are high, the market is cooling from its most extreme tightness.
You can also read our latest update regarding the housing prices in Amsterdam.
Does a property price drop look likely in Amsterdam as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Amsterdam over the next 12 months is low, barring an unexpected economic shock or sharp rate hike.
A plausible price change range for Amsterdam over the next year runs from a small dip of around 2% on the low end to gains of 5 to 6% on the high end, with the central bank's base case pointing toward continued growth.
The single macro factor that would most increase the odds of a price drop in Amsterdam is a significant jump in mortgage rates, since higher borrowing costs directly squeeze buyer budgets in this already expensive market.
However, this rate spike looks unlikely in early 2026, as the ECB has been holding rates steady and the broader economic outlook from CPB and the European Commission does not point to aggressive tightening.
Finally, please note that we cover the price trends for next year in our pack about the property market in Amsterdam.
Could property prices jump again in Amsterdam as of 2026?
As of early 2026, the likelihood of a renewed price surge in Amsterdam is medium, meaning it's a realistic possibility rather than a certainty, especially in supply-constrained neighborhoods.
A plausible upside price change range for Amsterdam over the next 12 months could be 5 to 8% in the hottest segments like family homes in Oud-Zuid or Jordaan, though city-wide averages would likely be more modest.
The single biggest demand-side trigger that could drive prices to jump again in Amsterdam is a further drift down in mortgage rates combined with continued strong wage growth, which would restore buyer purchasing power quickly.
Please also note that we regularly publish and update real estate price forecasts for Amsterdam here.
Are we in a buyer or a seller market in Amsterdam as of 2026?
As of early 2026, Amsterdam remains a seller-leaning market, though it is less extreme than the peak frenzy years because buyers now have more choices and slightly more time to decide.
The tightness indicator for Amsterdam sits around 2.8, which means there are fewer than 3 available homes per active buyer, and anything below 5 generally signals that sellers still have leverage in negotiations.
However, sellers are not completely in control either, as the typical home in Amsterdam now takes about 35 days to sell compared to 27 days a year earlier, and the overall above-ask premium, while still common at around 6 to 7%, is no longer guaranteed on every listing.
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.
Are homes overpriced, or fairly priced in Amsterdam as of 2026?
Are homes overpriced versus rents or versus incomes in Amsterdam as of 2026?
As of early 2026, Amsterdam homes appear moderately overpriced when compared to incomes, while looking somewhat less stretched when compared to rents because rental prices are also quite high.
The price-to-rent ratio in Amsterdam is elevated, but since rents have been rising strongly and rental supply is shrinking, buyers are not paying a huge premium compared to what they would spend on rent over time.
The price-to-income multiple in Amsterdam remains above the long-term average, meaning a typical household needs to stretch further than historically normal to afford a home, even though affordability has improved slightly from the 2022 peak.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Amsterdam.
Are home prices above the long-term average in Amsterdam as of 2026?
As of early 2026, Amsterdam property prices are above the long-term average, though they have come down from the 2022 peak and are not in runaway territory.
Over the past 12 months, Amsterdam prices have risen steadily, with national data showing increases of around 7% year-on-year, which is faster than the pre-pandemic long-run pace of about 4 to 5% annually.
In inflation-adjusted terms, Amsterdam prices are still elevated compared to the prior cycle peak, but the gap has narrowed as the 2023 dip and subsequent rebound have moderated real price levels somewhat.
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What local changes could move prices in Amsterdam as of 2026?
Are big infrastructure projects coming to Amsterdam as of 2026?
As of early 2026, the biggest infrastructure project likely to boost property prices in Amsterdam is Zuidasdok, a major transport hub upgrade around Amsterdam Zuid station that improves road, rail, and metro connections.
The Zuidasdok project is no longer just a concept: Rijkswaterstaat awarded key construction contracts in late 2025, and active works and testing are underway in early 2026, with full completion expected over the next several years.
For the latest updates on the local projects, you can read our property market analysis about Amsterdam here.
Are zoning or building rules changing in Amsterdam as of 2026?
The most important zoning rule change affecting Amsterdam right now is the opkoopbescherming, or purchase protection policy, which requires buyers of homes below a certain WOZ value to live in the property themselves for at least four years.
As of early 2026, this rule is cooling prices in segments covered by the policy, particularly smaller and mid-priced apartments, by reducing investor competition, while also pushing landlords to sell rental properties and add to the for-sale supply.
The areas most affected are neighborhoods with many investor-owned rentals, such as parts of Oost, Nieuw-West, and Noord, where the combination of forced sell-offs and reduced buy-to-let demand is reshaping the local market.
Are foreign-buyer or mortgage rules changing in Amsterdam as of 2026?
As of early 2026, the direction of rule changes in Amsterdam is toward slightly easier mortgage access for some buyers, which could provide modest upward pressure on prices in certain segments.
There is no major foreign-buyer ban being considered in Amsterdam, as the Netherlands focuses more on investor self-occupancy rules than nationality-based restrictions, so international buyers face the same market conditions as locals.
The most significant mortgage rule change is the increase in the NHG (National Mortgage Guarantee) limit to 470,000 euros in 2026, which gives buyers of homes near this price point access to cheaper and safer financing, likely boosting competition in that bracket.
You can also read our latest update about mortgage and interest rates in The Netherlands.
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.
Will it be easy to find tenants in Amsterdam as of 2026?
Is the renter pool growing faster than new supply in Amsterdam as of 2026?
As of early 2026, renter demand in Amsterdam is growing faster than new rental supply, which keeps the market tight and favors landlords in most segments.
The clearest signal of renter demand in Amsterdam is persistent in-migration, strong job creation especially in tech and services, and universities attracting students and young professionals who need rental housing.
On the supply side, new rental listings have actually been shrinking because Amsterdam's purchase protection rules push landlords to sell rather than rent, reducing the pool of available private rentals even as some new construction comes online.
Are days-on-market for rentals falling in Amsterdam as of 2026?
As of early 2026, well-priced rental properties in good Amsterdam locations are being absorbed quickly, with time-to-let generally short in neighborhoods where demand is strongest.
The difference in days-on-market between best areas like De Pijp, Oud-West, and Jordaan versus weaker areas can be significant, with prime locations often renting within days while less desirable spots may sit for weeks.
One common reason days-on-market falls in Amsterdam is the ongoing shrinkage of rental supply as landlords sell off properties, which means each available listing faces more competition from renters.
Are vacancies dropping in the best areas of Amsterdam as of 2026?
As of early 2026, vacancy rates in Amsterdam's best rental areas like Oud-Zuid, De Pijp, Jordaan, and Westerpark remain very low and appear to be tightening further as supply shrinks.
In these prime neighborhoods, effective vacancy is already minimal compared to the city-wide average, and landlords can often fill units almost immediately after listing at market rates.
One practical sign that the best areas are tightening first in Amsterdam is that landlords in these neighborhoods are seeing fewer inquiries turn into showings because tenants are committing to properties sight-unseen or after a single quick visit.
By the way, we've written a blog article detailing what are the current rent levels in Amsterdam.
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.
Am I buying into a tightening market in Amsterdam as of 2026?
Is for-sale inventory shrinking in Amsterdam as of 2026?
As of early 2026, for-sale inventory in Amsterdam has actually expanded rather than shrunk, with listings up about 31% compared to the same time last year according to the latest quarterly data.
Despite this increase, the months-of-supply equivalent in Amsterdam is still low, sitting around the 2 to 3 month range, which is below the 5 to 6 months typically considered balanced, so buyers still face competition.
Are homes selling faster in Amsterdam as of 2026?
As of early 2026, the median time-to-sell for homes in Amsterdam is around 35 days, which is relatively quick but not as fast as the peak frenzy when homes sold in under four weeks.
Compared to a year earlier, selling times in Amsterdam have lengthened by about 8 days, moving from the high-20s to the mid-30s, indicating that while the market is still liquid, it has normalized somewhat.
Are new listings slowing down in Amsterdam as of 2026?
As of early 2026, new listings in Amsterdam are not dramatically slowing down, with volumes still higher than a year ago overall, though quarter-on-quarter the most recent period saw fewer new homes coming to market.
Seasonally, Amsterdam tends to see more listings in spring and fewer in winter, and the current level appears within normal ranges rather than unusually low for this time of year.
Is new construction failing to keep up in Amsterdam as of 2026?
As of early 2026, new housing construction in Amsterdam is not keeping pace with demand, which is a structural issue that keeps the market tight even when existing inventory rises.
Permit and completion data have been volatile nationally, and Amsterdam's practical delivery is constrained by high construction costs, complex permitting, and limited available land in the central city.
The single biggest bottleneck limiting new construction in Amsterdam is the combination of permitting delays and feasibility challenges, where projects often struggle to pencil out financially given land costs, labor shortages, and regulatory requirements.
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.
Will it be easy to sell later in Amsterdam as of 2026?
Is resale liquidity strong enough in Amsterdam as of 2026?
As of early 2026, resale liquidity in Amsterdam is strong, meaning most homes sell within a reasonable timeframe at realistic pricing, especially if the property is in decent condition and well-located.
The median days-on-market for resale homes in Amsterdam is around 35 days, which is well within the "healthy liquidity" range of 30 to 60 days that indicates sellers can exit without major delays.
One property characteristic that most improves resale liquidity in Amsterdam is having a good energy label (A or B) combined with outdoor space and three or more bedrooms, as family-ready homes in desirable neighborhoods consistently attract multiple buyers.
Is selling time getting longer in Amsterdam as of 2026?
As of early 2026, selling time in Amsterdam has lengthened modestly compared to last year, moving from around 27 days to about 35 days, though this is still considered a liquid market.
The current median days-on-market is around 35 days, with a realistic range running from about 2 weeks for the most desirable homes to 2 months or more for properties with issues like poor energy labels, foundation concerns, or unfavorable leasehold terms.
One clear reason selling time can lengthen in Amsterdam is rising inventory, which gives buyers more options and reduces the urgency that drove faster sales during the supply-constrained peak years.
Is it realistic to exit with profit in Amsterdam as of 2026?
As of early 2026, the likelihood of selling with a profit in Amsterdam is medium to high if you hold for at least 5 years, but short-term flips are risky given transaction costs and market uncertainty.
The minimum holding period in Amsterdam that most often makes exiting with profit realistic is around 5 to 7 years, which gives enough time for price appreciation to outpace transaction costs and absorb any short-term dips.
The total round-trip cost drag in Amsterdam, including buying and selling costs like transfer tax, notary fees, agent commissions, and taxes, typically runs between 8 and 12% of the property value, which is around 50,000 to 70,000 euros on a 600,000-euro home.
One clear factor that most increases profit odds in Amsterdam is buying a property with improvement potential, such as upgrading the energy label or adding outdoor space, since these enhancements command premiums that can exceed their cost.
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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 |
|---|---|---|
| CBS (Statistics Netherlands) | Official Dutch statistics agency co-producing data with the Land Registry | We used CBS to anchor the national price cycle and identify peak, dip, and rebound timing. We also cross-checked Amsterdam trends against national benchmarks. |
| Kadaster (Dutch Land Registry) | Primary source for all recorded property transactions in the Netherlands | We used Kadaster to verify transaction volumes and supply changes. We triangulated their data with broker reports to confirm market direction. |
| MVA/NVM Amsterdam Quarterly Report | Core standardized broker dataset for Amsterdam under the national NVM framework | We used this for Amsterdam-specific pricing, inventory, selling time, and market tightness indicators. We treated it as our primary local dashboard. |
| De Nederlandsche Bank (DNB) | Dutch central bank publishing scenario-based market expectations | We used DNB's 2025 to 2026 price growth forecasts as our macro base case. We relied on their outlook to assess crash versus growth probabilities. |
| OECD Housing Indicators | International organization with comparable cross-country affordability metrics | We used OECD price-to-income and price-to-rent ratios to frame affordability. We interpreted these as valuation signals against historical norms. |
| European Central Bank (ECB) | Official source for euro area policy rates driving mortgage pricing | We used ECB data to set the interest-rate backdrop for January 2026. We assessed how rate stability supports or constrains buyer demand. |
| Dutch Government (Lending Norms) | Formal government communication on 2026 mortgage lending rules | We used this to confirm official borrowing capacity updates for 2026. We assessed whether credit is becoming easier or tighter. |
| Dutch Government (NHG Limit) | Official announcement of National Mortgage Guarantee ceiling for 2026 | We used this to identify which price bands get cheaper financing access. We analyzed where demand might concentrate around NHG-eligible homes. |
| Amsterdam Municipality (Opkoopbescherming) | Primary legal source for Amsterdam's self-occupancy purchase protection rules | We used this to evaluate investor demand suppression and landlord sell-off supply. We explained why some segments behave differently than national averages. |
| Pararius Rental Market Report | Major Dutch rental platform with transparent recurring market coverage | We used Pararius to gauge rental demand pressure and shrinking supply. We assessed how tight the rental market is for landlords. |
| CPB (Economic Policy Analysis) | Government's independent macro forecaster and policy reference | We used CPB to frame income, consumption, and demand conditions into 2026. We checked whether households will have money to buy. |
| European Commission (Netherlands Forecast) | Official EU macro forecast complementing Dutch domestic institutions | We used EC forecasts to triangulate wage and inflation momentum affecting affordability. We avoided relying on a single forecaster. |
| Zuidasdok Official Project Site | Official communications hub for Amsterdam's major transport infrastructure project | We used this to confirm what is actually happening with Zuidasdok in early 2026. We identified areas where accessibility upgrades can support prices. |
| Rijkswaterstaat (Infrastructure Authority) | National authority with verifiable contract awards as hard milestones | We used this to confirm Zuidasdok is moving from plans to contracted execution. We supported our claim that infrastructure progress is real, not aspirational. |
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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