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
If you're a foreigner thinking about buying an apartment in Amsterdam, you've probably noticed that getting straight answers about prices is surprisingly difficult.
We constantly update this blog post with the freshest data so you always have reliable numbers to work with.
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 apartment prices in 2026 show a nearly 2x difference between the cheapest and priciest neighborhoods, with Zuidoost averaging around 5,000 euros per square meter while Centrum and Zuid reach 9,500 euros per square meter.
- First-time buyers aged 18 to 35 in Amsterdam can save roughly 11,600 euros on a 580,000 euro apartment thanks to the Dutch transfer tax exemption on purchases up to 555,000 euros.
- Amsterdam VvE (homeowners association) fees average 161 euros per month in 2025, but buildings with elevators, doormen, or major planned works can push monthly fees above 400 euros.
- New-build apartments in Amsterdam typically cost 10 to 15 percent more per square meter than comparable resale apartments, translating to roughly 9,800 to 10,200 euros per square meter versus 8,900 euros for existing homes.
- Amsterdam's municipal property taxes crossed the 1,000 euro annual threshold for the first time in 2026, with OZB rates rising by an average of 4.6 percent on top of a 9 percent increase in assessed property values.
- Zuidoost and Nieuw-West have seen the strongest relative price growth in Amsterdam since 2016, making them potentially attractive for buyers who want lower entry prices with appreciation momentum.
- Foreign buyers in Amsterdam often end up putting more cash down than the standard 4 to 6 percent because Dutch banks can be stricter on income documentation and residency requirements for non-residents.
- The typical Amsterdam apartment transaction takes about 54 days to complete as of late 2025, reflecting a market where buyers are more careful and negotiate more often than during the 2021 peak.
How much do apartments really cost in Amsterdam in 2026?
What's the average and median apartment price in Amsterdam in 2026?
As of January 2026, the median apartment price in Amsterdam is approximately 580,000 euros (about 684,000 USD or 632,000 EUR at current exchange rates), while the average apartment price sits higher at around 610,000 euros (about 719,000 USD or 665,000 EUR) because a smaller number of expensive properties pull the mean upward.
When it comes to price per square meter for apartments in Amsterdam in 2026, you're looking at roughly 8,900 euros per square meter (around 10,500 USD or 9,700 EUR) citywide, which translates to about 827 euros per square foot.
The typical price range that covers most standard apartments in Amsterdam falls between 350,000 and 1,200,000 euros (approximately 413,000 to 1,414,000 USD), with entry-level options in outer neighborhoods starting around 250,000 to 325,000 euros and prime central apartments easily exceeding 1,500,000 euros.
How much is a studio apartment in Amsterdam in 2026?
As of January 2026, a typical studio apartment in Amsterdam costs around 295,000 euros (approximately 348,000 USD or 321,000 EUR), reflecting the fact that smaller units carry a higher price per square meter because fixed costs like kitchens and bathrooms don't shrink with the overall space.
Entry-level to mid-range studio apartments in Amsterdam generally fall between 200,000 and 350,000 euros (about 236,000 to 413,000 USD), while high-end or luxury studios in premium locations like Centrum or Oud-Zuid can reach 450,000 to 600,000 euros or more.
The typical size for a studio apartment in Amsterdam is around 25 to 35 square meters, with most hovering around 30 square meters, and the price per square meter for studios tends to run about 9,800 euros because of the kitchen and bathroom cost concentration mentioned above.
How much is a one-bedroom apartment in Amsterdam in 2026?
As of January 2026, a typical one-bedroom apartment in Amsterdam costs approximately 460,000 euros (about 542,000 USD or 501,000 EUR), which reflects the citywide average for this popular apartment category.
Entry-level to mid-range one-bedroom apartments in Amsterdam typically range from 320,000 to 500,000 euros (roughly 377,000 to 590,000 USD), while high-end or luxury one-bedroom apartments in prime neighborhoods like Jordaan, De Pijp, or Oud-Zuid can easily reach 600,000 to 800,000 euros.
The typical size for a one-bedroom apartment in Amsterdam is around 45 to 55 square meters, with most falling close to 50 square meters, and the price per square meter for this category averages about 9,200 euros.
How much is a two-bedroom apartment in Amsterdam in 2026?
As of January 2026, a typical two-bedroom apartment in Amsterdam costs around 660,000 euros (approximately 778,000 USD or 719,000 EUR), making it the most common target range for families and couples looking for more space in the city.
Entry-level to mid-range two-bedroom apartments in Amsterdam generally fall between 480,000 and 700,000 euros (about 566,000 to 825,000 USD), while high-end or luxury two-bedroom apartments in sought-after areas like Grachtengordel, Oud-Zuid, or Museumkwartier can range from 850,000 to 1,300,000 euros or more.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Amsterdam.
How much is a three-bedroom apartment in Amsterdam in 2026?
As of January 2026, a typical three-bedroom apartment in Amsterdam costs approximately 840,000 euros (about 990,000 USD or 915,000 EUR), reflecting the scarcity of larger family-sized apartments in a city where most housing stock consists of smaller units.
Entry-level to mid-range three-bedroom apartments in Amsterdam generally range from 650,000 to 900,000 euros (roughly 766,000 to 1,061,000 USD), while high-end or luxury three-bedroom apartments in premium neighborhoods like Zuid, Centrum, or waterfront developments can reach 1,200,000 to 2,000,000 euros or more.
The typical size for a three-bedroom apartment in Amsterdam is around 90 to 110 square meters, with most hovering close to 100 square meters, and the price per square meter tends to be slightly lower than smaller units at around 8,400 euros because the fixed-cost concentration effect diminishes with larger spaces.
What's the price gap between new and resale apartments in Amsterdam in 2026?
As of January 2026, new-build apartments in Amsterdam typically cost 10 to 15 percent more per square meter than comparable resale apartments, driven by better energy efficiency, modern finishes, lower immediate maintenance needs, and the limited supply of new construction in the city.
The estimated average price per square meter for new-build apartments in Amsterdam in 2026 is around 9,800 to 10,200 euros (approximately 11,550 to 12,025 USD or 10,680 to 11,120 EUR), with premium developments in areas like Zuidas or waterfront projects reaching even higher.
For resale apartments in Amsterdam, the average price per square meter in 2026 sits at approximately 8,900 euros (about 10,500 USD or 9,700 EUR), though this varies significantly by neighborhood, building age, and condition.
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Can I afford to buy in Amsterdam in 2026?
What's the typical total budget (all-in) to buy an apartment in Amsterdam in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Amsterdam is approximately 603,000 to 615,000 euros (roughly 711,000 to 725,000 USD or 657,000 to 670,000 EUR), which includes the median purchase price of around 580,000 euros plus 4 to 6 percent for closing costs.
The cost categories beyond the purchase price that make up your all-in budget in Amsterdam include transfer tax (2 percent for owner-occupiers), notary fees for the transfer deed and mortgage deed, mortgage advisory fees, property valuation costs, and potentially a buyer's agent fee if you choose to use one in the competitive Amsterdam market.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Amsterdam property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Amsterdam.
What down payment is typical to buy in Amsterdam in 2026?
As of January 2026, the typical cash you need to buy an apartment in Amsterdam is around 25,000 to 35,000 euros (approximately 29,500 to 41,250 USD or 27,250 to 38,150 EUR) for a 580,000 euro property, covering the closing costs that cannot be included in your mortgage.
The minimum down payment in the Netherlands is technically zero for the property price itself, since Dutch banks allow you to borrow up to 100 percent of the appraised value, but you must have your own cash to cover the buyer's costs, which typically run 4 to 6 percent of the purchase price.
To secure favorable mortgage terms in Amsterdam, many advisors recommend having at least 10 to 20 percent of the purchase price available if possible, as this provides a buffer and can make your application stronger, especially for foreign buyers who may face additional documentation requirements from Dutch lenders.
You can also read our latest update about mortgage and interest rates in The Netherlands.
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.
Which neighborhoods are cheapest or priciest in Amsterdam in 2026?
How much does the price per m² for apartments vary by neighborhood in Amsterdam in 2026?
As of January 2026, the price per square meter for apartments in Amsterdam ranges from approximately 5,000 euros (about 5,900 USD) in the most affordable areas to 9,500 euros (about 11,200 USD) or higher in the most expensive neighborhoods, representing close to a 2x difference within the same city.
The most affordable neighborhoods in Amsterdam for apartments include Zuidoost (covering areas like Bijlmer-Centrum, Holendrecht, and Reigersbos) at around 5,000 to 5,400 euros per square meter (approximately 5,900 to 6,370 USD), and Weesp at similar levels, offering the lowest entry points into Amsterdam ownership.
The most expensive neighborhoods in Amsterdam for apartments are Centrum, West, and Zuid, where prices average around 9,500 euros per square meter (approximately 11,200 USD or 10,350 EUR), with specific micro-locations like Grachtengordel and Oud-Zuid sometimes exceeding 10,000 euros per square meter.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Amsterdam.
What neighborhoods are best for first-time buyers on a budget in Amsterdam in 2026?
As of January 2026, the three neighborhoods best suited for first-time buyers on a budget in Amsterdam are Zuidoost (including Bijlmer-Centrum and Holendrecht), Nieuw-West (including Osdorp and Slotervaart), and parts of Noord (like Nieuwendam and Buikslotermeer), all offering significantly lower prices than central Amsterdam.
The typical apartment price range in these budget-friendly Amsterdam neighborhoods falls between 250,000 and 400,000 euros (approximately 295,000 to 472,000 USD or 272,500 to 436,000 EUR), making them accessible for buyers who qualify for the Dutch starter's transfer tax exemption.
These budget-friendly neighborhoods offer first-time buyers in Amsterdam good metro and tram connections to the center, newer housing stock in some areas (especially Zuidoost), green spaces, and increasingly vibrant local communities with shops, restaurants, and cultural venues.
The main trade-off of buying in these budget-friendly Amsterdam neighborhoods is the longer commute to the city center (typically 20 to 35 minutes by public transport), a perception among some buyers that these areas are less "desirable," and in some cases older building stock that may require renovation.
Which neighborhoods have the fastest-rising apartment prices in Amsterdam in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Amsterdam over the long term are Zuidoost, Nieuw-West, and parts of Noord, all of which have seen stronger relative growth since 2016 compared to already-expensive central areas.
The estimated year-over-year price increase in these fast-appreciating Amsterdam neighborhoods has been running at 8 to 12 percent annually in recent years, outpacing the citywide average of around 6 to 8 percent, though all neighborhoods saw some moderation in 2023 before rebounding.
The main driver behind the rapid price growth in these Amsterdam neighborhoods is a catch-up effect, as investors and buyers priced out of central areas have increasingly looked to more affordable districts, combined with infrastructure improvements, new developments, and changing perceptions of these once-overlooked areas.
You can also read our latest update about property price forecasts in Amsterdam.
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What extra costs will I pay on top of the apartment price in Amsterdam in 2026?
What are all the buyer closing costs when you buy an apartment in Amsterdam?
The estimated total buyer closing cost for a typical apartment purchase in Amsterdam is approximately 23,000 to 35,000 euros (about 27,000 to 41,000 USD or 25,000 to 38,000 EUR) for a 580,000 euro property, representing roughly 4 to 6 percent of the purchase price.
The main categories of closing costs buyers must pay in Amsterdam include transfer tax (overdrachtsbelasting), notary fees for the transfer deed and mortgage deed, mortgage advisory fees, property valuation (taxatierapport), bank guarantee fee, and optionally a buyer's agent (aankoopmakelaar) and building inspection.
The largest closing cost for buyers in Amsterdam is typically the transfer tax, which is 2 percent of the purchase price for owner-occupiers (about 11,600 euros on a 580,000 euro apartment), although first-time buyers aged 18 to 35 purchasing properties up to 555,000 euros are exempt from this tax entirely in 2026.
Some closing costs in Amsterdam are negotiable or can vary between transactions, particularly the buyer's agent fee (which ranges from 1 to 2 percent or a fixed fee of 3,500 to 5,000 euros), mortgage advisory fees (ranging from 2,000 to 4,500 euros depending on the provider), and notary fees (which vary between 1,000 and 2,000 euros total).
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Amsterdam?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Amsterdam is 4 to 6 percent for resale apartments purchased "kosten koper" (k.k.), covering all the mandatory and common optional costs associated with the transaction.
The realistic low-to-high percentage range for closing costs in Amsterdam spans from about 2 to 3 percent (for first-time buyers aged 18 to 35 who qualify for the transfer tax exemption and skip optional services) up to 6 to 7 percent (for buyers who use a full-service buyer's agent, need an interpreter at the notary, and opt for comprehensive building inspections).
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Amsterdam in 2026?
What are typical HOA fees in Amsterdam right now?
HOA fees (known as VvE contributions in the Netherlands) are mandatory for virtually all apartment owners in Amsterdam, with typical monthly fees ranging from 150 to 350 euros (approximately 177 to 413 USD or 163 to 381 EUR) for most standard apartments.
The realistic range of VvE fees in Amsterdam spans from about 100 euros per month for basic apartments in small buildings without elevators, up to 400 to 600 euros or more per month for luxury buildings with doormen, elevators, extensive common areas, or major planned renovation works.
What utilities should I budget monthly in Amsterdam right now?
The estimated total monthly utility cost for a typical apartment in Amsterdam is approximately 175 to 340 euros (about 206 to 401 USD or 191 to 370 EUR), covering electricity, gas or district heating, water, and internet services.
The realistic range of monthly utility costs in Amsterdam varies from about 120 euros for a well-insulated studio with efficient heating to over 400 euros for a larger, older apartment with poor energy efficiency during winter months.
The specific utilities included in a typical monthly budget in Amsterdam are electricity (40 to 100 euros), gas or district heating (80 to 150 euros), water (15 to 30 euros), and internet (40 to 60 euros), though buildings with collective heating may bundle some of these into VvE charges.
The most expensive utility for apartment owners in Amsterdam is typically heating (whether gas or district heating), which can account for half or more of total utility costs during the winter months, making energy efficiency labels an important consideration when buying.
How much is property tax on apartments in Amsterdam?
The estimated typical annual property tax (OZB) for an apartment in Amsterdam is approximately 350 to 500 euros (about 413 to 590 USD or 381 to 545 EUR), depending on the property's assessed WOZ value, which the municipality determines each year.
Property tax in Amsterdam is calculated by multiplying your apartment's WOZ value by the municipal OZB rate, which for owner-occupied residential properties was 0.0363 percent in 2026, meaning a 580,000 euro apartment would pay around 210 euros in OZB alone, with additional municipal charges bringing the total higher.
The realistic range of annual property-related municipal taxes in Amsterdam varies from about 300 euros for a smaller apartment in an outer neighborhood to 600 euros or more for a high-value property in a central location, with the Dutch Homeowners' Association reporting that total municipal housing costs now exceed 1,000 euros per year on average nationwide.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Amsterdam.
What's the yearly building maintenance cost in Amsterdam?
The estimated typical yearly building maintenance cost for apartment owners in Amsterdam is approximately 2,900 to 5,800 euros (about 3,420 to 6,840 USD or 3,160 to 6,320 EUR), calculated as roughly 0.5 to 1.0 percent of your apartment's value set aside annually for upkeep inside your unit.
The realistic range of yearly maintenance costs in Amsterdam varies from about 1,500 euros for a newer, well-maintained apartment to over 8,000 euros for an older canal-belt property where foundations, wood rot, or facade issues may require significant investment.
The expenses typically included in building maintenance costs in Amsterdam cover internal repairs and updates like kitchen appliances, bathroom fixtures, flooring, painting, and heating system maintenance, while the building's exterior, shared areas, roof, and structural elements are covered through your VvE contributions.
In Amsterdam, building maintenance costs for the exterior and shared areas are generally included in your monthly VvE fees, but major unexpected works can still trigger special assessments on top of regular contributions, which is why it's important to check the VvE's reserve fund and maintenance plan before buying.
How much does home insurance cost in Amsterdam?
The estimated typical annual home insurance cost for an apartment owner in Amsterdam is approximately 120 to 300 euros (about 141 to 354 USD or 131 to 327 EUR) for contents insurance (inboedelverzekering), as the building itself is usually insured collectively through the VvE.
The realistic range of annual home insurance costs in Amsterdam varies from about 100 euros for basic contents coverage with a higher deductible to 450 euros or more for comprehensive coverage including all-risk policies for valuable items and lower deductibles.
Home insurance for the building structure is typically handled by the VvE (homeowners association) as part of your monthly contributions, so as an apartment owner in Amsterdam you primarily need to arrange your own contents insurance, which is technically optional but strongly recommended to protect your belongings.
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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 |
|---|---|---|
| Gemeente Amsterdam O&S | Amsterdam's official municipal statistics office publishing city-level housing data. | We used it to anchor Amsterdam-specific price-per-square-meter ranges by neighborhood. We also relied on it to identify which areas have risen fastest over time. |
| Makelaarsvereniging Amsterdam (MVA) | The main Amsterdam-region realtor association with transaction-based market data. | We used their Q3 2025 report as our primary transaction-level benchmark for apartment prices. We then applied a modest adjustment to estimate January 2026 levels. |
| CBS (Statistics Netherlands) | The Netherlands' official national statistics agency for economic and housing data. | We used their late-2025 price growth figures to understand market momentum. We applied this to make conservative estimates for January 2026. |
| CBS StatLine Price Index | Official CBS time series separating new-build versus existing home price dynamics. | We used it to estimate the typical new versus resale price gap. We cross-checked this against local broker observations about new-build premiums. |
| Kadaster (Dutch Land Registry) | Primary source for official property transactions and market structure data. | We used it to understand how investor sales affect average prices. We also used it to explain composition effects in market statistics. |
| Belastingdienst (Dutch Tax Authority) | The official government source for all Dutch tax rates and regulations. | We used it to price transfer tax, the largest closing cost. We verified the 2 percent owner-occupier rate and starter exemption thresholds. |
| Wetten.nl | The official Dutch government portal for all legislation and legal texts. | We used it to explain the legal basis for transfer tax rates. We verified main-residence declaration requirements for foreigners. |
| Vereniging Eigen Huis | The largest Dutch homeowner association, widely relied upon for buyer guidance. | We used their 4 to 6 percent estimate for buyer closing costs. We also used their guidance to explain what cannot be mortgaged. |
| Nibud | The Netherlands' public institute for household budgeting and consumer finance education. | We used it as our baseline for ongoing affordability guidance. We structured our utility and maintenance cost sections around their recommendations. |
| NOS | The Netherlands' public broadcaster, a high-trust news source for Dutch affairs. | We used it to verify Amsterdam's recent property tax increases. We cited it to justify conservative allowances for 2026 municipal taxes. |
| City of Amsterdam | Official municipal source for Amsterdam's specific tax rates and policies. | We used it to get the exact OZB percentage rates for Amsterdam. We verified how property tax is calculated against WOZ values. |
| I amsterdam | The city's official international information portal for expats and newcomers. | We used it to explain the buying process for foreigners. We verified VvE requirements and neighborhood information. |
| IamExpat | A trusted long-running expat resource with regularly updated housing information. | We used it to cross-check closing cost categories and 2026 tax rates. We verified notary fee ranges and bank guarantee costs. |
| Hanno Mortgage Advisors | A mortgage advisory firm specializing in expat mortgages in the Netherlands. | We used their cost breakdowns to verify notary and advisory fee ranges. We cross-checked their guidance on what can be financed. |
| ABN AMRO | One of the major Dutch banks with authoritative mortgage and cost information. | We used their purchasing cost guide to verify the 100 percent financing rule. We confirmed which costs are tax-deductible. |
| Mijn-Buur VvE Guide | A Dutch property management resource with detailed VvE fee explanations. | We used it to verify average VvE fees in 2025. We explained what VvE contributions typically cover. |
| NVM Amsterdam Brokers | NVM-registered brokers with access to detailed Amsterdam transaction data. | We used their Q3 2025 market commentary to validate price trends. We cross-checked turnaround times and buyer behavior observations. |
| Global Property Guide | An international property research platform tracking prices across countries. | We used it for context on Dutch price growth forecasts. We cross-referenced their Amsterdam price data with local sources. |
| NL Times | An English-language Dutch news outlet covering national affairs. | We used their reporting on 2026 municipal tax increases. We verified the 1,000 euro threshold being crossed for the first time. |
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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