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 property market in 2026 continues to show the unique patterns of a mature, high-demand European capital where space is precious and prices reflect that reality.
Whether you're looking at a canal-side apartment or a family home in one of the city's outer districts, understanding where prices are heading can help you make smarter decisions.
This article breaks down what's actually happening with Amsterdam housing prices right now, where they're likely to go, and which neighborhoods deserve your attention.
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's citywide price per square meter grew just 1% year-over-year while the Netherlands overall rose 6%, showing how the capital's mature market behaves differently from the rest of the country.
- Nieuw-West leads Amsterdam neighborhoods with 7.1% annual price growth per square meter, nearly seven times faster than the citywide average in late 2025.
- Row houses and corner houses in Amsterdam are appreciating at roughly 2.9% per year, outpacing apartments at just 0.8%, as families compete for scarce space.
- The premium core districts like Centrum and Zuid are showing flat or slightly negative price growth, while outer areas catch up in a classic urban affordability rotation.
- Amsterdam's 5-year price forecast points to roughly 20% total growth, translating to about 3.7% compounded annually through 2031.
- Dutch mortgage rates stabilized around the mid-3% range in late 2025, removing the downward pressure on demand that tighter rates had created.
- Amsterdam aims to build around 7,500 homes per year, but actual delivery often falls short, keeping structural scarcity in place.
- Neighborhoods like Buiksloterham and NDSM-werf in Noord are positioned as value plays, still catching up to core Amsterdam pricing.
- The 10-year outlook for Amsterdam property suggests roughly 45% cumulative growth, assuming no return to ultra-low rates and continued household formation.
What are the current property price trends in Amsterdam as of 2026?
What is the average house price in Amsterdam as of 2026?
As of early 2026, the typical purchase price for residential property in Amsterdam sits at around 600,000 euros, which works out to roughly 620,000 USD or about the same in euros given current exchange rates.
When you look at price per square meter, Amsterdam properties average approximately 8,500 euros per square meter (around 8,800 USD), which reflects the premium that buyers pay for space in this densely built city.
If you're wondering what most buyers actually spend, the realistic price range covering about 80% of Amsterdam property purchases runs from roughly 350,000 euros to 900,000 euros (360,000 to 930,000 USD), depending on size, condition, and location within the city.
How much have property prices increased in Amsterdam over the past 12 months?
Amsterdam property prices, measured by price per square meter, increased by approximately 1% over the past 12 months, which is notably slower than what you might expect given all the buzz about Dutch housing.
The range of price changes across different property types in Amsterdam varies quite a bit, from roughly flat for apartments (around 0.8% growth) to nearly 3% for row houses and up to 4% for the small number of detached homes that trade hands each year.
The single most significant factor behind this moderate price movement is Amsterdam's maturity as a market: prices here are already so high that affordability ceilings arrive sooner, even while the rest of the Netherlands saw around 6% annual growth.
Which neighborhoods have the fastest rising property prices in Amsterdam as of 2026?
As of early 2026, the three Amsterdam neighborhoods with the fastest rising property prices are Nieuw-West (including Slotervaart and Osdorp), Oost (especially Indische Buurt and IJburg), and Noord (particularly Buiksloterham and NDSM-werf).
Nieuw-West leads with approximately 7.1% annual price growth per square meter, followed by Oost at around 5.6%, while Noord and Zuidoost show more moderate gains of roughly 3% per year.
The main demand driver behind these fast-growing neighborhoods is the classic catch-up effect: buyers priced out of central Amsterdam are discovering that areas like Slotervaart, Indische Buurt, and Buiksloterham offer more space for the money while still providing good connections to the city center.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Amsterdam.
We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Amsterdam as of 2026?
As of early 2026, the ranking of Amsterdam property types by value appreciation is: detached houses (around 4% growth, but very few transactions), row houses and corner houses (approximately 2.9%), apartments (about 0.8%), and semi-detached homes (slightly negative, though sample sizes are small).
Row houses and corner houses, which represent the most common family home type in Amsterdam, are appreciating at roughly 2.9% per year, making them the top performer among mainstream property categories.
The main reason row houses are outperforming is simple scarcity combined with strong family demand: Amsterdam has very limited stock of homes with multiple bedrooms and private outdoor space, so when families need more room, they compete hard for whatever comes on the market.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- 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?
What is driving property prices up or down in Amsterdam as of 2026?
As of early 2026, the top three factors driving Amsterdam property prices are stabilized mortgage rates (which stopped falling demand), renewed credit availability from Dutch banks, and the persistent structural housing shortage that keeps supply tight.
The single factor with the strongest upward pressure on Amsterdam property prices is the chronic undersupply of housing: the city aims to build around 7,500 homes per year, but actual delivery consistently falls short, which means demand keeps outpacing new supply.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Amsterdam here.
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What is the property price forecast for Amsterdam in 2026?
How much are property prices expected to increase in Amsterdam in 2026?
As of early 2026, Amsterdam property prices are expected to increase by approximately 3% over the course of the year, which is more modest than the national Dutch average.
The range of forecasts from different analysts spans from about 3% (ABN AMRO's more conservative view) to around 6.6% (Rabobank's more bullish scenario), with ING sitting in the middle at roughly 3.5% for end-2026 versus end-2025.
The main assumption underlying most price forecasts for Amsterdam is that mortgage rates will remain stable or decline slightly, which keeps buyer demand healthy even as prices stay high.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Amsterdam.
Which neighborhoods will see the highest price growth in Amsterdam in 2026?
As of early 2026, the Amsterdam neighborhoods expected to see the highest price growth are Nieuw-West (Slotervaart, Osdorp, De Aker), Noord (Buiksloterham, NDSM-werf, Overhoeks), and Zuidoost (Amstel III, Bijlmer-Centrum, Holendrecht).
These top neighborhoods could see price growth of 5% to 8% in 2026, outperforming the citywide average of around 3%, based on their current momentum and ongoing development.
The primary catalyst driving expected growth in these areas is the combination of relative affordability (compared to Centrum and Zuid) plus visible improvements in amenities, transport links, and new housing projects.
One emerging neighborhood in Amsterdam that could surprise with higher-than-expected growth is Amstel III in Zuidoost, which is transforming from a business district into a mixed residential area with strong infrastructure connections.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Amsterdam.
What property types will appreciate the most in Amsterdam in 2026?
As of early 2026, family homes (row houses and corner houses) are expected to appreciate the most in Amsterdam, followed by well-located, energy-efficient apartments.
Family homes in Amsterdam could see appreciation of 3% to 4% in 2026, slightly above the citywide average, driven by persistent scarcity of multi-bedroom properties with outdoor space.
The main demand trend driving appreciation for family homes is the lasting shift toward remote and hybrid work, which has made buyers prioritize extra rooms and private gardens more than ever before.
The property type expected to underperform in Amsterdam in 2026 is small apartments in already-expensive core areas like Centrum and the priciest parts of Zuid, where affordability ceilings limit further price gains.
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 will interest rates affect property prices in Amsterdam in 2026?
As of early 2026, stable mortgage rates in the mid-3% range are supporting Amsterdam property prices by keeping monthly payments manageable for qualified buyers, which maintains demand even at high price levels.
The current benchmark for Dutch mortgage rates sits around 3.5% for new housing loans, and most analysts expect rates to remain stable or drift slightly lower through 2026 as the ECB maintains its current policy stance.
In Amsterdam specifically, a 1% change in interest rates can shift what buyers can afford by roughly 10% to 12%, which means rate movements have an outsized impact on this already-expensive market where most purchases stretch borrowing limits.
You can also read our latest update about mortgage and interest rates in The Netherlands.
What are the biggest risks for property prices in Amsterdam in 2026?
As of early 2026, the three biggest risks for Amsterdam property prices are an unexpected rise in mortgage rates, a concentrated wave of investor sell-offs in apartment-heavy neighborhoods, and a broader economic slowdown that weakens job security and income growth.
Among these risks, the most likely to materialize is a concentrated investor sell-off (known locally as "uitponden"), where landlords exit the market due to regulatory pressure and tax changes, temporarily adding supply to certain neighborhoods and creating local price softness.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Amsterdam.
Is it a good time to buy a rental property in Amsterdam in 2026?
As of early 2026, buying a rental property in Amsterdam can still work for conservative investors, but you need to accept that returns depend heavily on financing costs, regulatory changes, and buying at realistic prices in the right neighborhoods.
The strongest argument for buying a rental property now is that structural demand in Amsterdam is not going away: household growth continues, the housing shortage persists, and some investor sell-offs are creating occasional buying opportunities at better prices than recent years.
The strongest argument for waiting is that regulatory pressure on landlords keeps increasing, financing costs remain elevated compared to the ultra-low rate era, and rental yield compression means deals only work if you avoid overpaying in premium areas like Centrum or Zuid.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Amsterdam.
You'll also find a dedicated document about this specific question in our pack about real estate 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.
Where will property prices be in 5 years in Amsterdam?
What is the 5-year property price forecast for Amsterdam as of 2026?
As of early 2026, Amsterdam property prices are expected to grow by approximately 20% cumulatively over the next five years, reaching new nominal highs by 2031.
The range of 5-year forecasts runs from a conservative scenario of around 15% total growth (if rates rise or demand softens) to an optimistic scenario of roughly 25% (if supply remains constrained and rates decline).
This works out to a projected average annual appreciation rate of about 3.7% per year over the next five years in Amsterdam, which is solid but not spectacular for a major European capital.
The key assumption that most forecasters rely on for their 5-year predictions is that Amsterdam's structural housing shortage will persist because new construction continues to fall short of targets, keeping demand-supply imbalances in place.
Which areas in Amsterdam will have the best price growth over the next 5 years?
The Amsterdam areas expected to deliver the best price growth over the next five years are Noord (especially Buiksloterham and NDSM-werf), Nieuw-West (Slotervaart, Osdorp, De Aker), and Zuidoost (Amstel III, Holendrecht, Bijlmer-Centrum).
These top-performing areas could see cumulative 5-year price growth of 25% to 35%, outpacing the citywide average of around 20%, as they continue catching up to core Amsterdam pricing.
This is quite consistent with our shorter-term 2026 forecast, but the 5-year view amplifies the catch-up effect because infrastructure improvements and new amenities take time to fully translate into higher property values.
The currently undervalued area with the best potential for outperformance over five years is Zuidoost, where transformation projects, improved transit connections, and relatively low entry prices create room for above-average appreciation.
What property type will give the best return in Amsterdam over 5 years as of 2026?
As of early 2026, family homes (row houses and corner houses) in improving districts are expected to give the best total return over five years in Amsterdam, combining solid appreciation with rental income potential.
The projected 5-year total return for well-located family homes in Amsterdam could reach 30% to 40% when you add price appreciation (around 20% to 25%) to cumulative rental income over that period.
The main structural trend favoring family homes over the next five years is the continued scarcity of multi-bedroom properties in Amsterdam: the city simply does not build enough houses with gardens and extra rooms to meet demand from growing households.
For investors seeking a balance of return and lower risk, energy-efficient apartments near strong transit connections offer a compelling middle ground, with more liquidity and easier management than houses, though somewhat lower total returns.
How will new infrastructure projects affect property prices in Amsterdam over 5 years?
The three major infrastructure developments expected to impact Amsterdam property prices over the next five years are the continued Noord expansion (including metro connections and waterfront development), the Zuidoost regeneration program, and new housing districts in areas like Haven-Stad.
Properties near completed infrastructure projects in Amsterdam typically command a price premium of 5% to 15% compared to similar properties without such access, with the boost strongest in previously underserved areas.
The specific neighborhoods that will benefit most from infrastructure developments are Buiksloterham and Overhoeks in Noord, Amstel III and Bijlmer-Centrum in Zuidoost, and emerging sections of Nieuw-West where new amenities are planned.
How will population growth and other factors impact property values in Amsterdam in 5 years?
Amsterdam's population is projected to continue growing at roughly 1% per year, which translates to approximately 4,000 to 5,000 new households annually competing for a housing stock that expands more slowly, putting sustained upward pressure on property values.
The demographic shift with the strongest influence on Amsterdam property demand is the continued growth in smaller households (singles and couples), which increases total housing demand even when population growth is moderate.
Migration patterns, particularly the inflow of international workers to Amsterdam's knowledge economy, will continue to support property values by bringing higher-income renters and buyers who can pay premium prices in central locations.
Family homes in outer districts like Noord, Nieuw-West, and parts of Oost will benefit most from these demographic trends, as households seeking more space trade central locations for square meters while staying within Amsterdam's boundaries.
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 is the 10 year property price outlook in Amsterdam?
What is the 10-year property price prediction for Amsterdam as of 2026?
As of early 2026, Amsterdam property prices are predicted to grow by approximately 45% cumulatively over the next 10 years, reaching significantly higher nominal levels by 2036.
The range of 10-year forecasts spans from a conservative scenario of around 30% total growth (if rates stay elevated and supply improves significantly) to an optimistic scenario of roughly 60% (if scarcity persists and rates normalize lower).
This translates to a projected average annual appreciation rate of about 3.8% per year over the next decade in Amsterdam, which is sustainable for a constrained, high-demand European capital.
The biggest uncertainty factor in making 10-year predictions for Amsterdam is the future interest rate environment: no one knows whether rates will return to the ultra-low levels of the 2010s or remain elevated, and this single factor could swing outcomes by 20 percentage points or more.
What long-term economic factors will shape property prices in Amsterdam?
The three long-term economic factors that will shape Amsterdam property prices over the next decade are interest rate trends (which determine borrowing costs), income growth and inequality (which determine who can afford to buy), and housing delivery capacity (which determines how much new supply actually reaches the market).
The single long-term factor with the most positive impact on Amsterdam property values will likely be continued income growth among high-skilled workers in the city's knowledge economy, which supports purchasing power even at elevated price levels.
The single long-term factor posing the greatest structural risk is the possibility of a sustained high-rate environment that makes ownership unaffordable for a larger share of households, which could cap price growth and shift more demand toward renting.
You'll also find a much more detailed analysis in our pack about real estate 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 | Why it's authoritative | How we used it |
|---|---|---|
| MVA/NVM Amsterdam Citywide Report | The main professional broker association dataset tied to national NVM reporting. | We used it to anchor citywide prices, median transaction values, and price per square meter. We treated this as the closest ground truth for current Amsterdam market pricing. |
| MVA/NVM Amsterdam Centrum Report | Same broker-transaction methodology focused on the premium core submarket. | We used it to compare premium-core pricing versus the rest of the city. We identified where pricing momentum is cooling in expensive areas. |
| MVA/NVM Amsterdam Zuid Report | Transaction-based data for one of the city's most liquid high-end markets. | We used it to benchmark top-end price levels and the expensive-but-stable profile. We referenced it when explaining why some areas feel pricey even without fast growth. |
| MVA/NVM Amsterdam Oost Report | Authoritative transaction framework for a high-demand growth area. | We used it to identify one of the strongest year-over-year growth profiles. We highlighted the gentrification and family demand driver story. |
| MVA/NVM Amsterdam Noord Report | Transaction-based data for an area with large pipeline and changing demand. | We used it to capture Noord's momentum for family-style homes. We discussed the value versus Centrum/Zuid tradeoff in our forecasts. |
| MVA/NVM Amsterdam Nieuw-West Report | Real closed deals in a major affordability submarket. | We used it to support the claim that Nieuw-West has been among the faster-growing areas. We named specific neighborhoods where buyers trade space for location. |
| MVA/NVM Amsterdam West Report | Covers both premium canal-edge and dense apartment zones with many transactions. | We used it to show that some already-expensive areas can grow slowly after big run-ups. We referenced it in the overpriced-feeling discussion. |
| MVA/NVM Amsterdam Zuidoost Report | Transaction-based data for a key value and regeneration market. | We used it to cover the regeneration and infrastructure story. We triangulated where price growth is healthy but levels remain below the core. |
| CBS House Price Index | The Dutch official statistics agency and the standard national reference. | We used it to anchor national year-over-year price inflation and transaction dynamics. We sanity-checked Amsterdam's direction versus the national cycle. |
| ECB MFI Interest Rate Statistics | The ECB is the monetary authority with core reference data for borrowing costs. | We used it to frame mortgage rate levels feeding into Dutch affordability and demand. We referenced it in our interest rates and forecast drivers sections. |
| DNB Mortgage Lending Statistics | The Dutch central bank publishes official financial statistics. | We used it to support the claim that credit availability is expanding again. We included it as a macro cross-check alongside ECB rates. |
| CPB Macro Economic Outlook 2026 | The Netherlands' official economic policy analysis bureau. | We used it for the 2026 macro backdrop including growth, inflation, and income context. We kept our forecast assumptions consistent with official macro baselines. |
| ING Research Housing Market Outlook | Major bank research desk with transparent housing-market commentary. | We used it as one forecast vote for 2026 national price growth and transaction volumes. We then adjusted for Amsterdam because big-city growth is often slower late-cycle. |
| ABN AMRO Housing Price Forecast | Major Dutch bank with explicit 2026 expectations in their note. | We used it as a second forecast vote and for the claim that growth may be less fast in big cities including Amsterdam. We triangulated our Amsterdam 2026 estimate with their view. |
| Rabobank Quarterly Housing Outlook | Major Dutch bank frequently cited on housing and often more bullish. | We used it as a third forecast vote and for the investor sell-off narrative. We built a risk-balanced range for Amsterdam using their analysis. |
| Dutch Government Housing Shortage Methodology | Official government housing portal explaining how the shortage is calculated. | We used it to support the structural shortage argument that underpins long-run prices. We avoided vague housing shortage claims by referencing their methodology. |
| Amsterdam Housing Construction Monitor | The municipality's own pipeline tracker updated from internal sources. | We used it to connect where new supply is planned with likely medium-term price pressure. We referenced it in the infrastructure and 5-year outlook sections. |
| Amsterdam Housing Progress Report | Municipal report describing progress versus targets on actual delivery. | We used it to ground the supply is catching up slowly story. We kept the 5 to 10 year outlook realistic about delivery risk. |
| CBS Population Outlook | Official demographic projections from the Dutch statistics agency. | We used it to support the demand-side story that households keep growing mainly via migration. We incorporated it in our 10-year outlook assumptions. |
| Eurostat Population Projections | The EU's official statistics office providing cross-country context. | We used it to cross-check demographic direction and avoid Amsterdam-only tunnel vision. We treated it as a backstop for long-run demand pressure. |
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If you want to go deeper, you can read the following: