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This blog post explains the current housing prices in Amsterdam in 2026, using the latest official and market data available as of June 2026.
We constantly update this article so buyers can understand Amsterdam property prices with fresh numbers, simple explanations, and clear examples.
Amsterdam remains expensive in 2026, but the market is calmer than in 2025, especially because more smaller apartments have come onto the 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.
Insights
- The average housing price in Amsterdam in 2026 is about €620,000, but the median price is lower, near €555,000, because expensive homes pull the average up.
- Amsterdam property prices in 2026 are still high, but the market is less frantic than in 2025 because buyers have more listings to compare.
- The average price per square metre in Amsterdam in 2026 is about €8,500, which means even a modest 60 m² apartment can easily cost around €510,000.
- Overbidding is still common in Amsterdam in 2026, with a practical working estimate of about 6% above asking price for a normal closed sale.
- Amsterdam apartments dominate the market, with about 86% of residential transactions, so citywide prices mostly reflect apartment prices, not house prices.
- Entry-level Amsterdam property in 2026 usually starts around €300,000 to €425,000, and that normally means a small existing apartment outside the prime centre.
- Luxury homes in Amsterdam in 2026 usually start around €1.25 million, especially in Oud-Zuid, the Canal Belt, Museumkwartier, and high-end family areas.
- Amsterdam prices can look softer in early 2026, but much of the drop comes from the mix of homes sold, not from a full market correction.
- Buyer costs and light renovation can add 10% to 30% to the purchase price in Amsterdam, so the offer price is not the real total budget.
What is the average housing price in Amsterdam in 2026?
The median housing price in Amsterdam in 2026 is often more useful than the average price, because a few expensive canal houses, villas, and luxury apartments can push the average much higher than the price most buyers actually face.
We are writing this as of 2026, with the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Amsterdam in 2026 is about €555,000, which is about $638,000 and €555,000. The estimated average housing price in Amsterdam in 2026 is about €620,000, which is about $713,000 and €620,000.
The realistic price range for 80% of residential properties in Amsterdam in 2026 is about €350,000 to €1,200,000, or about $403,000 to $1,380,000, which excludes the cheapest small studios and the most expensive luxury homes.
A realistic entry range in Amsterdam in 2026 is about €300,000 to €425,000, or about $345,000 to $489,000, and this usually buys a small existing apartment of around 35 to 50 m² in Zuidoost, Nieuw-West, or parts of Noord.
A realistic luxury property range in Amsterdam in 2026 is about €1,250,000 to €3,500,000, or about $1,438,000 to $4,025,000, and this can buy a renovated canal-belt apartment, a large Oud-Zuid home, or a high-end family property near Vondelpark or Museumkwartier.
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?
In Amsterdam in 2026, a practical estimate is that the average closed sale price is about 6% above the listed asking price.
This happens because many Amsterdam sellers still use a low asking price to attract more visits and create bidding pressure. The gap varies most for popular apartments in Zuid, West, Centrum, and Oost, where strong listings can sell 8% to 12% above asking, while overpriced or expensive homes can sell closer to asking price.
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What is the price per sq m or per sq ft for properties in Amsterdam in 2026?
As of 2026, the estimated median housing price per square metre in Amsterdam is about €8,250 per m², or about $9,488 per m² and €8,250 per m², which is about €766 per sqft, or $881 per sqft and €766 per sqft. The estimated average housing price per square metre in Amsterdam in 2026 is about €8,500 per m², or about $9,775 per m² and €8,500 per m², which is about €790 per sqft, or $908 per sqft and €790 per sqft.
The highest price per square metre in Amsterdam in 2026 is usually found in small or mid-sized renovated apartments in Centrum, Jordaan, the Canal Belt, Museumkwartier, and Oud-Zuid, while the lowest price per square metre is usually found in larger or older apartments in Zuidoost, Weesp, parts of Nieuw-West, and parts of Noord.
The highest Amsterdam price per square metre in 2026 is usually around €10,000 to €13,500 per m² in Centrum, Jordaan, the Canal Belt, and Oud-Zuid. The lowest Amsterdam range is usually around €5,000 to €6,200 per m² in Zuidoost and Weesp, where homes are less central and often larger or older.
How have property prices evolved in Amsterdam?
Compared with one year earlier, same-home prices in Amsterdam in 2026 are estimated to be about 4% higher in nominal terms. At the same time, the average transaction ticket looks 2% to 4% lower because more smaller and less luxurious apartments were sold.
Compared with two years earlier, Amsterdam property prices in 2026 are clearly higher, although the increase is less dramatic than the boom years before 2022. The main reasons are the shortage of well-located homes, higher household incomes, and the fact that buyers still compete hard for attractive apartments.
By the way, we’ve written a blog article detailing the latest updates on property price variations in The Netherlands.
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.
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How do Amsterdam property prices vary by housing type in 2026?
Amsterdam is mainly an apartment market in 2026, with an estimated 86% of transactions in apartments, 7% in terraced houses, 2% in corner houses, 1% in semi-detached houses, 1% in detached houses, and 3% in other formats such as maisonettes or mixed layouts.
In Amsterdam in 2026, a typical apartment averages around €565,000, or $650,000 and €565,000, while a maisonette or duplex apartment is closer to €700,000, or $805,000 and €700,000. A terraced house is around €825,000, or $949,000 and €825,000, a corner house around €790,000, or $909,000 and €790,000, a semi-detached house around €1,050,000, or $1,208,000 and €1,050,000, and a detached house or villa around €1,450,000, or $1,668,000 and €1,450,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Amsterdam in 2026?
New construction homes in Amsterdam in 2026 usually cost about 10% to 18% more than comparable existing homes, with 14% as a practical working estimate.
This premium exists because new Amsterdam homes usually offer better energy performance, modern layouts, less short-term maintenance, and sometimes outdoor space or parking that older apartments do not have.
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How do property prices vary by neighborhood in Amsterdam in 2026?
In De Pijp, Amsterdam homes in 2026 are mostly existing apartments of around 50 to 80 m², with typical prices around €500,000 to €950,000, or $575,000 to $1,093,000 and €500,000 to €950,000. De Pijp stays expensive because it is central, lively, close to Zuid, and popular with international buyers and young professionals.
In Oud-Zuid and Museumkwartier, Amsterdam homes in 2026 are larger apartments and family homes, with typical prices around €850,000 to €2,500,000, or $978,000 to $2,875,000 and €850,000 to €2,500,000. Prices are high because the area has parks, prestige, international demand, and some of the best housing stock in the city.
In Amsterdam Noord, homes in 2026 are a mix of apartments, townhouses, and family homes, with typical prices around €400,000 to €900,000, or $460,000 to $1,035,000 and €400,000 to €900,000. Noord is cheaper than prime central areas because it is less central, but prices are supported by metro access, newer housing, and more space for the money.
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:
| Amsterdam area | Market label | Typical price range | Typical price per m² | Typical price per sqft |
|---|---|---|---|---|
| Centrum / Canal Belt | Prime historic | €750k to €1.8m / $863k to $2.07m | €10,500 to €13,500 / $12,075 to $15,525 | €976 to €1,254 / $1,122 to $1,442 |
| Jordaan | Popular lifestyle | €650k to €1.4m / $748k to $1.61m | €10,000 to €12,500 / $11,500 to $14,375 | €929 to €1,161 / $1,068 to $1,335 |
| Oud-Zuid | Luxury family | €850k to €2.5m / $978k to $2.88m | €10,000 to €13,000 / $11,500 to $14,950 | €929 to €1,208 / $1,068 to $1,389 |
| De Pijp | Expat lively | €500k to €950k / $575k to $1.09m | €8,800 to €11,000 / $10,120 to $12,650 | €818 to €1,022 / $941 to $1,175 |
| Westerpark | Urban popular | €525k to €1.05m / $604k to $1.21m | €8,500 to €10,500 / $9,775 to $12,075 | €790 to €976 / $908 to $1,122 |
| De Baarsjes | Young popular | €475k to €875k / $546k to $1.01m | €8,000 to €9,800 / $9,200 to $11,270 | €743 to €910 / $854 to $1,047 |
| Oost / Watergraafsmeer | Family commute | €525k to €1.2m / $604k to $1.38m | €8,000 to €10,000 / $9,200 to $11,500 | €743 to €929 / $854 to $1,068 |
| IJburg | Family newer stock | €500k to €1.1m / $575k to $1.27m | €7,000 to €8,800 / $8,050 to $10,120 | €650 to €818 / $748 to $941 |
| Noord | Value space | €400k to €900k / $460k to $1.04m | €6,200 to €8,000 / $7,130 to $9,200 | €576 to €743 / $662 to $854 |
| Nieuw-West | Entry family | €375k to €800k / $431k to $920k | €6,000 to €7,500 / $6,900 to $8,625 | €557 to €697 / $641 to $802 |
| Zuidoost | Entry value | €300k to €650k / $345k to $748k | €5,000 to €6,300 / $5,750 to $7,245 | €465 to €585 / $535 to $673 |
| Weesp | Edge value | €350k to €750k / $403k to $863k | €5,000 to €5,800 / $5,750 to $6,670 | €465 to €539 / $535 to $620 |
How much more do you pay for properties in Amsterdam when you include renovation work, taxes, and fees?
In Amsterdam in 2026, a buyer should usually budget about 4% to 7% extra before renovation, and about 10% to 30% extra if the home needs renovation work.
If you buy around $200,000, which is about €174,000, there is almost no normal full-home market in Amsterdam, but buyer costs alone could still add roughly €8,000 to €13,000 if such a purchase were possible. With basic repairs, the total could easily move toward €190,000 to €210,000, but this budget is usually too low for a standard Amsterdam apartment.
If you buy around $500,000, which is about €435,000, buyer costs in Amsterdam can add about €18,000 to €30,000 before renovation. If the apartment needs light renovation, the final total can easily reach about €475,000 to €535,000, or about $546,000 to $615,000.
If you buy around $1,000,000, which is about €870,000, buyer costs in Amsterdam can add about €35,000 to €60,000 before renovation. If the home needs a mid-range renovation, the final total can often reach about €970,000 to €1,150,000, or about $1,116,000 to $1,323,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in The Netherlands.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Amsterdam
| Extra cost | Type | Estimated cost range in Amsterdam |
|---|---|---|
| Transfer tax | Tax | Qualifying young first-time buyers may pay 0%. Most owner-occupiers pay 2%, which is about €8,000 on a €400,000 home, or about $9,200. Second-home and investor rates are higher. |
| Notary transfer deed | Legal fee | Expect around €900 to €1,800, or about $1,035 to $2,070. The notary handles the legal transfer of the home. |
| Mortgage deed and mortgage advice | Financing fee | Expect around €2,500 to €5,500, or about $2,875 to $6,325. This covers mortgage advice, arrangement work, and the mortgage deed when a loan is used. |
| Valuation report | Financing requirement | Expect around €700 to €1,200, or about $805 to $1,380. Lenders usually require a valuation before confirming the mortgage. |
| Building survey | Due diligence | Expect around €400 to €900, or about $460 to $1,035. This is especially useful for older Amsterdam homes, because hidden repairs can be expensive. |
| Buyer agent | Advisory fee | Expect around €3,000 to €8,000, or about $3,450 to $9,200, or sometimes around 1% of the purchase price. A buyer agent can help with bidding strategy and VvE checks. |
| VvE checks | Due diligence | This is often included in advisory work, but the financial risk can be important. A weak apartment association can mean future maintenance calls or higher monthly fees. |
| Light renovation | Renovation | Expect around €500 to €800 per m², or about $575 to $920 per m². This can cover painting, floors, small kitchen work, and light bathroom upgrades. |
| Mid-range renovation | Renovation | Expect around €800 to €1,200 per m², or about $920 to $1,380 per m². This is more realistic when a kitchen, bathroom, wiring, or layout work is needed. |
| High-end renovation | Renovation | Expect around €1,200 to €2,000 or more per m², or about $1,380 to $2,300 or more per m². Historic buildings, luxury materials, and structural work can push costs higher. |
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, or about €87,000, there is not really a normal residential purchase market in Amsterdam in 2026, so you are more likely looking at a parking space, a storage unit, or a non-standard ownership structure rather than a full home.
With $200,000, or about €174,000, there is still almost no realistic full free-market apartment in Amsterdam in 2026, although a very small restricted studio, a complicated leasehold case, or a non-standard unit may occasionally appear.
With $300,000, or about €261,000, Amsterdam in 2026 may offer a 28 to 35 m² existing studio in Zuidoost, a 30 to 38 m² older studio in Nieuw-West, or a very compact 25 to 32 m² apartment in Noord if there are condition or leasehold compromises.
With $500,000, or about €435,000, Amsterdam in 2026 can offer a 45 to 55 m² existing apartment in Nieuw-West, a 40 to 50 m² existing apartment in Noord, or a compact 35 to 45 m² apartment in De Baarsjes or Oost.
With $1,000,000, or about €870,000, Amsterdam in 2026 can offer an 85 to 100 m² family apartment in Oost or Watergraafsmeer, a 75 to 90 m² renovated apartment in De Pijp or West, or a 100 to 120 m² terraced house in Noord or Nieuw-West.
With $2,000,000, or about €1,740,000, Amsterdam in 2026 can offer a 130 to 160 m² renovated apartment in Oud-Zuid or Museumkwartier, a 140 to 180 m² canal-belt apartment, or a 160 to 220 m² family house in Zuid, Watergraafsmeer, or a premium Noord waterfront area.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in The Netherlands.
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 and link | Why this source is useful | How we used it |
|---|---|---|
| Amsterdam Onderzoek en Statistiek, Woningmarkt dataset | This is the official research and statistics department of the municipality of Amsterdam. | We used it as the main local source for Amsterdam sale prices, price per square metre, transactions, and stadsdeel differences. We treated it as the best source for the city-level structure of the market. |
| Amsterdam Onderzoek en Statistiek, Woningmarkt dossier | This is Amsterdam’s official public housing-market dossier. | We used it to check the direction of Amsterdam property prices and the role of rental homes being sold by landlords. We also used it to cross-check the late 2025 average sale-price level. |
| CBS/Kadaster existing owner-occupied homes price index | CBS and Kadaster are the official Dutch sources for housing transaction statistics. | We used it to understand the official price-index method and the national price trend up to April 2026. We preferred the index logic when checking like-for-like price movement. |
| CBS existing owner-occupied homes average sale prices by region | CBS is the official Dutch statistics agency and the table uses Kadaster transaction registrations. | We used it to cross-check longer-term average sale prices and Amsterdam’s older base levels. We also used its warning that average sale prices can move because the type of home sold changes. |
| Kadaster Vastgoeddashboard | Kadaster is the Dutch land registry and records actual legal property transfers. | We used it as official background for transaction values and sales volumes. We also used it to remember that notarial data usually lags the asking-market data seen by buyers. |
| MVA Q1 2026 Amsterdam quarterly figures | MVA is the Amsterdam real-estate brokers’ association and gives fresh broker-side information. | We used it to estimate June 2026 market conditions, including overbidding and the cooling from late 2025. We also used it to explain the effect of more smaller apartments in Q1 2026 sales. |
| NVM Q1 2026 Dutch housing-market analysis | NVM is the main Dutch brokers’ association and covers a large share of brokered sales. | We used it to understand why broker data is more current than notarial data. We also used it to cross-check asking-price and sale-price dynamics. |
| Independer Amsterdam house prices 2026 | Independer is a large Dutch mortgage and insurance comparison platform that cites housing-market data. | We used it as a secondary check for Q1 2026 Amsterdam average sale prices and property-type medians. We did not treat it as the primary source. |
| Dutch government real estate transfer-tax rates | This is the official Dutch government page for real estate transfer-tax rates. | We used it for the buyer-cost section, especially the 2% rate for many owner-occupiers. We also used it to distinguish owner-occupiers from second-home buyers and investors. |
| Belastingdienst transfer-tax rates | Belastingdienst is the Dutch tax authority. | We used it to cross-check the Dutch-language tax rules. We preferred official tax pages over broker blogs when estimating closing costs. |
| CBS Dutch CPI and inflation | CBS is the official source for Dutch consumer-price inflation. | We used it to think about inflation-adjusted price changes. We used national CPI because housing prices are local, but consumer inflation is measured nationally. |
| European Central Bank euro foreign exchange reference rates | The ECB is the official central bank for the euro area and publishes reference exchange rates. | We used a rounded working rate of €1 = $1.15 for simple dollar conversions. We rounded heavily because property prices are estimates, not currency-trading figures. |
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