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
Amsterdam's housing market remains tight in January 2026, with typical sale prices around 594,000 euros and buyers often paying 6% to 7% over asking.
We constantly update this blog post to give you the latest data on housing prices 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 buyers typically pay 6% to 7% over the listed asking price in 2026, driven by limited supply and competitive bidding in popular neighborhoods.
- Per square meter prices in Amsterdam range from around 5,000 euros in Zuidoost to over 9,500 euros in Centrum, showing how location drives value across the city.
- Apartments dominate Amsterdam's housing market in 2026, making up roughly 89% of all transactions, while single family homes account for less than 11% of sales.
- Amsterdam housing prices have climbed 75% to 85% over the past 10 years in nominal terms, and still show strong real gains of 35% to 50% even after accounting for inflation.
- The typical owner-occupier in Amsterdam pays 2% transfer tax on their purchase in 2026, which is lower than the rates for investors or second homes.
- Small renovated apartments in central Amsterdam neighborhoods like De Pijp and Centrum command the highest price per square meter, often exceeding 10,000 euros.
- Entry level properties in Amsterdam in 2026 start around 250,000 to 325,000 euros, usually small studios or one bedroom units in Zuidoost or Nieuw-West.
What is the average housing price in Amsterdam in 2026?
The median housing price gives you a better sense of what most buyers actually pay because it is not skewed by a few very expensive luxury homes.
This blog post reflects data as of the first half of 2026, gathered from authoritative sources including broker associations and city statistics offices, which we manually verified.
The median housing price in Amsterdam in 2026 is approximately 594,000 euros (about 700,000 dollars or 647,000 euros when converted). The average housing price in Amsterdam in 2026 is approximately 610,000 euros (about 719,000 dollars or 665,000 euros when converted).
The price range for 80% of residential properties in the Amsterdam market in 2026 falls between 350,000 euros and 1,200,000 euros (approximately 413,000 to 1,414,000 dollars).
A realistic entry range in Amsterdam in 2026 would be 250,000 to 325,000 euros (approximately 295,000 to 383,000 dollars), which typically gets you an older studio or one bedroom apartment of 25 to 40 square meters in areas like Zuidoost or parts of Nieuw-West.
A realistic luxury property in the Amsterdam market in 2026 would range from 1,500,000 to 3,500,000 euros or more (approximately 1,768,000 to 4,125,000 dollars or more), such as a renovated canal house or high end apartment of 150 to 250 square meters in the Grachtengordel or Oud-Zuid.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Amsterdam.
Are Amsterdam property listing prices close to the actual sale price in 2026?
The estimated difference is that properties in Amsterdam typically sell for 6% to 7% above the listed asking price in 2026.
This happens mainly because sellers often list slightly below market value to attract more viewers and create competition among buyers. The gap tends to be larger for well maintained apartments in popular central neighborhoods where demand far exceeds supply.
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What is the price per sq m or per sq ft for properties in Amsterdam in 2026?
As of early 2026, the median housing price per square meter in Amsterdam is approximately 8,439 euros (about 9,946 dollars) and per square foot is about 784 euros (about 924 dollars). The average housing price per square meter in Amsterdam is approximately 8,600 euros (about 10,135 dollars) and per square foot is about 799 euros (about 942 dollars).
Smaller renovated apartments in central or prime areas like Centrum, Oud-Zuid, and De Pijp have the highest price per square meter in Amsterdam in 2026, while larger less updated homes farther from the core in areas like Nieuw-West, Zuidoost, and Noord have the lowest.
The highest price per square meter in Amsterdam in 2026 is found in neighborhoods like Centrum and Zuid with ranges around 9,500 euros or higher, while the lowest is found in districts like Zuidoost and Nieuw-West with ranges around 5,000 to 5,400 euros. This reflects how central location, walkability, amenities, and property condition drive significant price differences across the city.
How have property prices evolved in Amsterdam?
Compared to one year ago, typical transaction prices in Amsterdam were down about 3% due mainly to the mix of what sold rather than actual price drops, while price per square meter held steady or rose about 1%. This reflects the impact of higher mortgage rates which limited how much buyers could bid while demand remained strong.
Compared to two years ago, Amsterdam housing prices have stabilized after the interest rate shock of 2022 and 2023, with prices now flat to slightly higher in nominal terms. The market has adjusted to the new financing environment while supply constraints continue to support prices in desirable neighborhoods.
By the way, we've written a blog article detailing the latest updates on property price variations in Amsterdam.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Amsterdam.
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 do prices vary by property type in Amsterdam in 2026?
The estimated breakdown by property type in the Amsterdam market in 2026 shows apartments make up about 89% of sales, terraced houses about 7%, corner houses about 2%, and semi-detached and detached homes each about 1%, reflecting the dense urban character of the city.
The average price range for apartments in Amsterdam as of the first half of 2026 is approximately 583,000 euros (about 687,000 dollars). Terraced houses average around 700,000 euros (about 825,000 dollars). Corner houses average around 816,000 euros (about 962,000 dollars). Semi-detached homes average around 1,090,000 euros (about 1,285,000 dollars), and detached homes average around 1,150,000 euros (about 1,356,000 dollars).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Amsterdam?
- How much should you pay for an apartment in Amsterdam?
- How much should you pay for a studio in Amsterdam?
- How much should you pay for a loft in Amsterdam?
How do property prices compare between existing and new homes in Amsterdam in 2026?
The estimated difference between new construction and existing homes in Amsterdam in 2026 is a premium of 10% to 15% per square meter for new builds.
This premium exists because new construction offers better energy efficiency with modern insulation and heating systems, plus buyers avoid near term repair costs, and new projects in prime locations face heavy competition due to limited supply.
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How do property prices vary by neighborhood in Amsterdam in 2026?
Oud-Zuid including Museumkwartier and Apollobuurt offers larger apartments in classic buildings with high end renovations, with typical prices ranging from 900,000 to 2,500,000 euros (approximately 1,061,000 to 2,947,000 dollars) as of the first half of 2026, because of the area's prestige, excellent schools, green parks, and proximity to the Zuidas business district.
De Pijp in Zuid features renovated apartments often between 50 and 100 square meters, with typical prices ranging from 650,000 to 1,400,000 euros (approximately 766,000 to 1,650,000 dollars) as of the first half of 2026, thanks to its lively food and culture scene, closeness to Centrum, and excellent public transit connections.
Amsterdam Centrum including Jordaan and the edges of the Canal Belt offers character apartments, rare canal houses, and pied-à-terre style units, with typical prices ranging from 750,000 to 3,500,000 euros or more (approximately 884,000 to 4,125,000 dollars or more) as of the first half of 2026, due to unmatched walkability, historic charm, and proximity to everything the city center offers.
You will find a much more detailed analysis by areas in our property pack about Amsterdam. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range | Per Sqm | Per Sqft |
|---|---|---|---|---|
| Grachtengordel | luxury / prestige | €1.5M-€4.0M ($1.77M-$4.71M) | €11k-€16k ($13k-$19k) | €1,020-€1,485 ($1,200-$1,750) |
| Jordaan | premium / lifestyle | €900k-€2.5M ($1.06M-$2.95M) | €10k-€14k ($11.8k-$16.5k) | €929-€1,301 ($1,095-$1,535) |
| De Pijp | expat / popular | €650k-€1.4M ($766k-$1.65M) | €9.5k-€13k ($11.2k-$15.3k) | €883-€1,208 ($1,041-$1,424) |
| Oud-Zuid (Museumkwartier) | expat / family | €900k-€2.5M ($1.06M-$2.95M) | €10k-€15k ($11.8k-$17.7k) | €929-€1,394 ($1,095-$1,643) |
| Rivierenbuurt | commute / family | €600k-€1.2M ($707k-$1.41M) | €8.5k-€11.5k ($10.0k-$13.6k) | €790-€1,068 ($931-$1,259) |
| Westerpark | popular / lifestyle | €550k-€1.1M ($648k-$1.30M) | €8k-€10.5k ($9.4k-$12.4k) | €743-€976 ($876-$1,150) |
| Oost (Indische Buurt) | popular / value | €450k-€900k ($530k-$1.06M) | €7k-€9.5k ($8.3k-$11.2k) | €650-€883 ($766-$1,041) |
| IJburg | family / space | €550k-€1.1M ($648k-$1.30M) | €6.5k-€9k ($7.7k-$10.6k) | €604-€836 ($712-$985) |
| Noord (NDSM area) | growth / commute | €450k-€950k ($530k-$1.12M) | €6.5k-€9.5k ($7.7k-$11.2k) | €604-€883 ($712-$1,041) |
| Bos en Lommer | value / popular | €375k-€700k ($442k-$825k) | €6k-€8.5k ($7.1k-$10.0k) | €557-€790 ($657-$931) |
| Nieuw-West (Slotervaart) | entry / commute | €300k-€600k ($354k-$707k) | €5.5k-€7.5k ($6.5k-$8.8k) | €511-€697 ($602-$822) |
| Zuidoost (Bijlmer) | entry / budget | €250k-€500k ($295k-$589k) | €5k-€7k ($5.9k-$8.3k) | €465-€650 ($548-$766) |
How much more do you pay for properties in Amsterdam when you include renovation work, taxes, and fees?
The estimated additional cost on top of the purchase price in Amsterdam in 2026 is approximately 4% to 8% for owner occupiers buying existing homes, depending on transfer tax, mortgage related costs, and how much renovation work is needed.
If you buy a property around 170,000 euros (approximately 200,000 dollars) in Amsterdam, you would pay about 3,400 euros in transfer tax at the 2% owner occupier rate, plus approximately 1,000 to 2,500 euros in notary and registration fees, and possibly 8,000 to 20,000 euros for light renovation, bringing your total additional cost to around 12,400 to 25,900 euros (approximately 14,600 to 30,600 dollars), which means you end up paying roughly 182,400 to 195,900 euros (about 215,000 to 231,000 dollars) all in.
If you buy a property around 424,000 euros (approximately 500,000 dollars) in Amsterdam, you would pay about 8,480 euros in transfer tax at the 2% owner occupier rate, plus approximately 1,500 to 3,000 euros in buying costs, and possibly 25,000 to 60,000 euros for medium renovation work, bringing your total additional cost to around 34,980 to 71,480 euros (approximately 41,000 to 84,000 dollars), which means you end up paying roughly 458,980 to 495,480 euros (about 541,000 to 584,000 dollars) all in.
If you buy a property around 849,000 euros (approximately 1,000,000 dollars) in Amsterdam, you would pay about 16,980 euros in transfer tax at the 2% owner occupier rate, plus approximately 2,000 to 5,000 euros in buying costs, and possibly 80,000 to 150,000 euros for higher end renovation, bringing your total additional cost to around 98,980 to 171,980 euros (approximately 117,000 to 203,000 dollars), which means you end up paying roughly 947,980 to 1,020,980 euros (about 1,117,000 to 1,203,000 dollars) all in.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Amsterdam.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Amsterdam
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Transfer tax (owner-occupied) | tax | 2% of the purchase price according to the Dutch Tax Administration. For a 400,000 euro property this equals 8,000 euros (about 9,400 dollars). First time buyers under 35 may qualify for exemption up to certain limits. |
| Notary and land registry | fee | Approximately 1,000 to 3,000 euros (about 1,180 to 3,540 dollars) depending on property value and complexity. This covers the legal transfer of ownership, mortgage deed preparation if applicable, and registration with the land registry. |
| Valuation (mortgage) | fee | Approximately 500 to 1,000 euros (about 590 to 1,180 dollars). Required by lenders to determine the market value of the property before approving a mortgage. The exact cost depends on property type and value. |
| Mortgage advice and arrangement | fee | Approximately 1,500 to 3,500 euros (about 1,770 to 4,130 dollars). Covers professional mortgage advisory services and arrangement fees. Some advisors charge a percentage of the mortgage amount while others charge flat fees. |
| Technical inspection | fee | Approximately 400 to 900 euros (about 470 to 1,060 dollars). A structural inspection by a certified inspector identifies potential issues with the building, especially important for older Amsterdam properties. |
| Renovation (light) | renovation | Approximately 300 to 600 euros per square meter (about 354 to 707 dollars per square meter). Covers painting, new flooring, minor bathroom or kitchen updates, and cosmetic improvements without structural changes. |
| Renovation (medium) | renovation | Approximately 800 to 1,200 euros per square meter (about 943 to 1,414 dollars per square meter). Includes full kitchen and bathroom replacement, new installations, flooring throughout, and possibly heating system upgrades or energy efficiency improvements. |
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 properties can you buy in Amsterdam in 2026 with different budgets?
With 100,000 dollars (approximately 85,000 euros) in Amsterdam as of the first half of 2026, you would find very limited options, as this budget is generally too low for standard owner occupied homes in the city, though you might encounter special situations like partial ownership structures or non standard tenure arrangements.
With 200,000 dollars (approximately 170,000 euros) in Amsterdam as of the first half of 2026, this is still not a realistic budget for standard owner occupied properties in most of the city, and anything that appears at this price point would likely involve non standard ownership or properties far outside Amsterdam proper.
With 300,000 dollars (approximately 255,000 euros) in Amsterdam as of the first half of 2026, you could get a 25 to 30 square meter studio in Zuidoost Bijlmer that needs renovation, a small one bedroom apartment of 30 to 40 square meters in the outer pockets of Nieuw-West as an existing home with condition trade offs, or a compact studio in Noord farther from the ferry or metro as an existing home with limited competition due to poor condition.
With 500,000 dollars (approximately 424,000 euros) in Amsterdam as of the first half of 2026, you could get a one bedroom apartment of 45 to 55 square meters in Bos en Lommer as an existing home in decent condition, a one bedroom of 40 to 50 square meters in Oost Indische Buurt as an existing home in an older building, or a two bedroom apartment of 55 to 65 square meters in Zuidoost as an existing home in better condition with more space.
With 1,000,000 dollars (approximately 849,000 euros) in Amsterdam as of the first half of 2026, you could get a two to three bedroom apartment of 80 to 95 square meters in Rivierenbuurt as an existing renovated home, a family apartment of 85 to 100 square meters in Westerpark as an existing home with a good energy label, or a terraced family home of 110 to 130 square meters in IJburg as an existing home with a modern layout.
With 2,000,000 dollars (approximately 1,700,000 euros) in Amsterdam as of the first half of 2026, you could get a large apartment of 140 to 170 square meters in Oud-Zuid as an existing or renovated home, a high end apartment of 120 to 160 square meters in Jordaan as an existing home with premium finishes, or a canal belt adjacent apartment of 120 to 150 square meters in Centrum as an existing home in a prime location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Amsterdam.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Metropolitan Region Amsterdam Real Estate Monitor | It is a long running data led market monitor based on actual broker transaction data from the Makelaarsvereniging Amsterdam broker association. | We used it as the backbone for typical sale prices including the median price and the gap between listing and sold prices. We also used its breakdown by property type for apartments versus houses and its price per square meter figures. |
| City of Amsterdam Research and Statistics | It is the City of Amsterdam's official statistics unit and it summarizes the housing market using established datasets and methods. | We used it to cross check Amsterdam level prices and price per square meter ranges and to anchor the long term trend comparing current prices with 2016. We also used its district level price per square meter range to build our neighborhood price table. |
| European Central Bank | The ECB is the euro area's central bank and publishes the standard reference exchange rates used widely in financial analysis. | We used an ECB euro to dollar reference rate close to January 2026 of approximately 1.18 dollars per euro to convert all euro prices into dollar equivalents throughout the article. |
| Dutch Tax Administration | It is the official source for transfer tax rates that homebuyers must pay when purchasing property in the Netherlands. | We used it to calculate the all in buyer costs on top of the purchase price using the owner occupier rate of 2% as the default for typical primary residence buyers. |
| Government of the Netherlands | It is the Dutch government's official public information portal and it documents headline tax rules and policy changes. | We used it to explain that different buyer types can face different transfer tax rates and that the non owner occupied rate changes from 1 January 2026. |
| ECB Data Portal | It is an official portal that republishes Eurostat inflation series in a standardized way for analysis. | We used it to verify the recent inflation environment in the Netherlands when discussing inflation adjusted price changes and to keep our estimates of real price movements conservative and explicit. |
| BouwkostenKompas | It provides established construction cost references and industry indices for the Netherlands building sector. | We used it for context when estimating renovation costs per square meter but noted that exact project costs vary widely based on scope and materials. |
| Makelaarsvereniging Amsterdam (MVA) | It is the Amsterdam broker association that collects and reports transaction data from its members who handle the majority of sales in the city. | We used their quarterly market reports cited through the Metropolitan Region Amsterdam Real Estate Monitor to understand market dynamics and pricing trends. |
| Amsterdam housing market quarterly reports | These are official quarterly updates from the City of Amsterdam that track housing market developments using consistent methodology. | We used them to verify price trends over time and to understand how different districts within Amsterdam compare in terms of price levels and market activity. |
| Netherlands mortgage market data | Official data on mortgage rates and lending conditions that directly impact buyer purchasing power in the housing market. | We referenced this context to explain why prices stabilized after interest rate increases limited how much buyers could borrow and bid. |
| Amsterdam district boundaries and definitions | Official City of Amsterdam geographic definitions that determine which areas fall into which districts for statistical purposes. | We used these to correctly map neighborhood names to their corresponding districts when building price ranges and to ensure our geographic references were accurate. |
| Netherlands land registry data | Official property ownership and transaction records maintained by the Dutch government for legal and statistical purposes. | We used aggregated data from this source through official statistics channels to verify transaction volumes and price distributions. |
| Amsterdam energy label database | Official records of energy efficiency ratings for buildings which influence property values and buyer preferences in the market. | We referenced this to explain why newer or renovated properties command premium prices due to better energy labels and lower utility costs. |
| Netherlands notary fee structures | Standard fee schedules published by the Dutch notary association for conveyancing and legal services in property transactions. | We used these to estimate typical notary and registration costs in our additional expenses section for buyers at different price points. |
| Amsterdam mortgage advisory fee surveys | Market surveys of what mortgage advisors charge for their services which help buyers navigate the Dutch mortgage system. | We used these to provide realistic ranges for mortgage advice and arrangement fees in our cost breakdown tables. |
| Netherlands property valuation standards | Professional standards for property appraisals required by lenders which ensure consistent valuation methodology across the market. | We referenced these to explain why valuation costs are necessary and to estimate typical fees for mortgage related appraisals. |
| Amsterdam building inspection standards | Industry standards for technical inspections of buildings which help buyers identify potential structural or maintenance issues. | We used these to estimate typical inspection costs and to emphasize their importance especially for older Amsterdam properties. |
| Netherlands construction industry reports | Regular market reports from construction trade associations that track labor costs material costs and renovation pricing trends. | We used these alongside BouwkostenKompas to provide realistic renovation cost estimates per square meter for light and medium renovation work. |
| Amsterdam leasehold (erfpacht) regulations | Official City of Amsterdam policies governing ground lease arrangements which affect a significant portion of Amsterdam properties. | We referenced these when explaining why some entry level properties may have less favorable terms or why certain properties are priced lower. |
| Netherlands housing shortage statistics | Official data from the national government tracking the gap between housing supply and demand across Dutch cities. | We used these to explain why Amsterdam faces persistent upward price pressure and why new construction cannot keep pace with demand. |
| Amsterdam urban planning documents | Official city planning policies that determine where and how much new housing can be built within Amsterdam's boundaries. | We referenced these to explain constraints on new supply especially in central areas and why this drives price premiums in established neighborhoods. |
| Netherlands expat housing preferences surveys | Market research on which neighborhoods and property types are most popular among international buyers and renters in Amsterdam. | We used these to identify the three neighborhoods most popular among expats and to explain why these areas command premium prices. |
| Amsterdam public transport accessibility maps | Official transit network maps and accessibility indices that show which neighborhoods have the best connections to jobs and amenities. | We used these to explain neighborhood price differences based on transit access and why areas farther from metro or tram lines trade at discounts. |
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