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Yes, the analysis of Amsterdam's property market is included in our pack
Amsterdam property prices are experiencing significant growth, with current prices reaching €8,200-€8,429 per square meter and year-on-year increases of 8-10% as of June 2025.
The Amsterdam residential market continues to be one of Europe's most dynamic property markets, driven by acute housing shortages, strong wage growth, and sustained demand from both local and international buyers. Despite higher mortgage rates and regulatory changes, the fundamental supply-demand imbalance keeps pushing prices upward.
If you want to go deeper, you can check our pack of documents related to the real estate market in Amsterdam, based on reliable facts and data, not opinions or rumors.
Amsterdam property prices increased 8-10% year-on-year in 2025, with apartments showing the strongest growth at 17%.
Experts predict continued price growth of 5-9% in 2025 and 3-6% in 2026, though at a moderating pace.
| Metric | Current Value (June 2025) | Change from 2024 |
|---|---|---|
| Average price per m² | €8,200-€8,429 | +8-10% |
| Average transaction price | €681,469 | +4.2% |
| Mortgage rates | 3.5-4.1% | Increased |
| Days on market | 48 days | +16 days |
| Price forecast 2025 | +5-9% | Strong growth |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are Amsterdam property prices per square meter in June 2025?
As of June 2025, the average price per square meter for residential properties in Amsterdam ranges between €8,200 and €8,429.
However, prices vary dramatically by neighborhood. Amsterdam-Centrum commands the highest prices at €9,000-€12,000 per square meter, while areas like Nieuw-West and Southeast offer more affordable options at €4,500-€6,500 per square meter.
The most expensive neighborhoods include Museumkwartier, Burgwallen, and Grachtengordel, where prices already exceed €10,000 per square meter. In contrast, neighborhoods like Holendrecht, Bijlmer, and Gein remain below €4,500 per square meter, offering more budget-friendly alternatives.
Amsterdam-Noord continues to emerge as an attractive middle-ground option, with prices ranging from €5,500-€7,000 per square meter. This area has seen increased interest due to improved transport connections and ongoing development projects.
When compared to five years ago, Amsterdam property prices have risen dramatically, with price per square meter up from around €6,000-€7,000 in 2020 to over €8,400 in 2025—representing a roughly 20-30% increase.
How much have Amsterdam property prices increased over the past year?
Amsterdam residential property prices have increased by approximately 8-10% year-on-year as we reach mid-2025.
The average transaction price rose from €654,150 in the previous quarter to €681,469 in the current quarter. This represents a price per square meter increase from €8,166 to €8,429, showing sustained momentum in the Amsterdam property market.
Apartments have been the standout performers, experiencing a remarkable 17% annual increase in average selling prices. This surge reflects strong demand for urban living, particularly for energy-efficient and tech-equipped units that appeal to modern buyers.
Transaction volumes have also grown significantly, with Amsterdam seeing a 23.38% year-on-year increase in property sales. This growth outpaces the national average and suggests continued market dynamism despite higher mortgage rates.
The strong price growth in Amsterdam reflects broader trends across the Netherlands, though Amsterdam's increases have been slightly below the national leaders like Utrecht, which saw 14.19% year-on-year growth.
Which Amsterdam neighborhoods are seeing the fastest price growth?
Amsterdam-Noord and the surrounding suburbs are experiencing the fastest price growth as families seek more space and affordability.
Central Amsterdam neighborhoods like Centrum, Jordaan, and Oud-Zuid remain the most expensive but are seeing slower price growth due to market stabilization. These areas are benefiting from increased supply through new developments and regulatory changes that have cooled investor demand.
Areas with improved transport links are particularly attractive. Amsterdam-Noord has benefited significantly from better metro connections, while neighborhoods along the new Noord-Zuidlijn metro line continue to see strong appreciation.
Nieuw-West district is emerging as an investor hotspot, showing remarkable stability with prices around €5,497 per square meter. Its relative affordability compared to central Amsterdam makes it attractive for first-time buyers and investors seeking better yields.
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What property types are experiencing the biggest price surge?
Apartments are leading the Amsterdam property market with a 17% annual price increase, significantly outperforming other property types.
Energy-efficient and tech-equipped apartments are particularly sought after, reflecting changing buyer preferences. Modern units with smart home features, sustainable energy ratings, and efficient layouts command premium prices in the current market.
Family-sized homes in suburban areas are also appreciating rapidly as remote work trends persist. Larger apartments and houses outside the city center are seeing strong demand from families seeking more space while maintaining access to Amsterdam's amenities.
| Property Type | Annual Price Growth | Key Driver |
|---|---|---|
| Apartments | 17% | Urban demand, energy efficiency |
| Family homes (suburbs) | 12-15% | Space needs, remote work |
| Intermediate houses | 10-12% | Balanced size/location |
| Detached homes | 5-7% | Limited supply, high base |
| Studio apartments | 8-10% | First-time buyer demand |
Micro-apartments averaging just over €400,000 are gaining traction among city enthusiasts who prioritize location over space. This trend reflects the ongoing urbanization and the desire to live in Amsterdam despite high prices.
What are the property price forecasts for Amsterdam in 2026?
Property prices in Amsterdam are forecast to continue rising in 2026, though at a moderating pace of 3-6% annually.
Major banks and institutions have published their predictions. Rabobank expects a 5.7% price rise in 2026 following an 8.6% increase in 2025. ABN AMRO is more conservative, forecasting 3% growth in 2026 after 7% in 2025.
The moderation in price growth reflects several factors. Rising mortgage rates, currently at 3.5-4.1%, are dampening buyer purchasing power. Additionally, regulatory changes and increased housing supply are expected to ease pressure on prices.
VarsoInvest predicts gradual stabilization with 2-3% annual growth in major Dutch cities including Amsterdam. This suggests the market is transitioning from rapid appreciation to more sustainable growth levels.
Long-term outlooks remain positive due to continued supply shortages and demographic pressures. While precise 10-20 year forecasts aren't available, experts expect continued upward pressure on Amsterdam property prices, albeit at slower rates than the previous decade.
How do current mortgage rates affect Amsterdam property prices?
Current mortgage rates in Amsterdam range from 3.5% to 4.1%, representing a significant increase from recent years that's impacting buyer affordability.
Despite higher rates, strong wage growth is offsetting the cooling effect. Collective bargaining agreements have resulted in 6.1% wage increases in 2024, with 5% expected in 2025. This means a household with two modal incomes can borrow approximately €21,000 more in 2025 than in 2024.
The European Central Bank's tightening policy throughout 2024-2025 has increased borrowing costs. However, experts anticipate mortgage rates may stabilize or slightly decrease by late 2025 or early 2026, which could reignite buyer demand.
First-time buyers and middle-income families are most affected by higher rates. Their maximum mortgage amounts have decreased, forcing many to adjust housing requirements or delay purchases. Move-up buyers with existing equity are less impacted.
Banks report that households remain financially stable despite higher rates, thanks to stricter lending criteria implemented over recent years. This suggests the Amsterdam property market can sustain current price levels even with elevated mortgage rates.
What impact will new tax regulations have on Amsterdam property prices?
The 2025 Dutch tax plan introduces significant changes that will reshape the Amsterdam property investment landscape starting January 2026.
A new 8% real estate transfer tax (RETT) will apply to residential properties held by investors. This aims to attract investment while potentially encouraging short-term sales by current investors before the new rules take effect.
Amsterdam itself is implementing a 27% increase in property tax for 2025, raising annual payments from €313 to €399 per home. This additional cost burden may slightly dampen investor enthusiasm but is unlikely to significantly impact owner-occupier demand.
The Affordable Rent Act and stricter rental regulations are already reducing investor activity. The number of available rental properties in the Dutch private housing sector decreased by 37.6% in Q3 2024, pushing more properties onto the sales market.
These regulatory changes are expected to moderate price growth rather than cause declines. By reducing speculative investment and increasing supply for owner-occupiers, the measures should create a more balanced Amsterdam property market.
Is the Amsterdam housing shortage improving in 2025?
The Amsterdam housing shortage remains acute in 2025, with demand continuing to significantly outpace new construction despite government initiatives.
Amsterdam needs approximately 400,000 additional homes nationwide to meet current demand. While new developments are underway, including 1,700 homes in Zuidas by 2025 and plans for 7,000 by 2030, supply still lags behind population growth.
Recent data shows more building permits being issued and increased new home sales, suggesting the construction dip may be ending. Projects like MIX Amsterdam's 528 rental apartments and Ravel's planned 1,350 homes are adding to supply.
The Amsterdam Woonagenda 2025 focuses on increasing regulated rental housing to meet demand. Changes in zoning laws are facilitating more construction in the city center, though planning and regulatory constraints continue to slow progress.
| Development Area | Planned Units | Timeline |
|---|---|---|
| Zuidas | 1,700 (7,000 total) | 2025 (2030) |
| Ravel | 1,350 | 2025-2027 |
| MIX Amsterdam | 528 | Completed |
| Haven-Stad | 40,000-70,000 | 2030-2040 |
| Amsterdam Noord | 15,000 | 2025-2030 |
Despite these efforts, the vacancy rate remains below 2%, indicating severe housing shortages persist. This fundamental supply-demand imbalance continues to drive Amsterdam property prices upward.
How does Amsterdam compare to other major European cities?
Amsterdam's city center prices of €9,000-€12,000 per square meter position it among Europe's most expensive property markets.
Compared to Berlin, Amsterdam is significantly more expensive. Berlin's average price per square meter is €7,600, making Amsterdam roughly 25-50% costlier depending on the neighborhood. This price differential reflects Amsterdam's tighter housing supply and stronger international demand.
Paris remains Europe's most expensive major city, though Amsterdam's prime locations are competitive with Parisian prices. The Dutch capital's rental yields and price-to-rent ratios exceed Berlin's, indicating stronger investment fundamentals.
Within the Netherlands, Amsterdam commands premium prices. Utrecht, despite showing stronger year-on-year growth of 14.19%, remains more affordable. Rotterdam offers the best value among major Dutch cities, with average prices 35% below Amsterdam.
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What are the main drivers pushing Amsterdam property prices higher?
Limited housing supply remains the primary driver of Amsterdam property price increases, with the city facing acute shortages across all property types.
High demand from both local and international buyers continues unabated. Amsterdam's global appeal, strong job market, and high quality of life attract professionals worldwide. The city's economic opportunities, particularly in tech and finance, fuel consistent housing demand.
Population growth and urbanization trends persist, especially among young professionals and expats. Rising wages—up 6.1% in 2024—enhance buyer purchasing power despite higher mortgage rates. The gross modal annual income reached €44,500 in 2024 and is expected to hit €46,500 in 2025.
Investment demand remains strong despite regulatory tightening. Both owner-occupiers and institutional investors compete for limited properties. Low unemployment and robust economic fundamentals provide a stable foundation for continued price appreciation.
Regulatory and planning constraints limit new construction. Spatial limitations, environmental regulations, and lengthy approval processes restrict supply expansion, maintaining upward pressure on Amsterdam property prices.
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Are there signs of a potential Amsterdam property market downturn?
While Amsterdam property prices continue rising, several factors suggest potential market moderation rather than a downturn.
The affordability crisis represents the most significant risk. High prices combined with rising mortgage rates are making homeownership increasingly difficult for first-time buyers. This could eventually reduce demand, particularly if wage growth fails to keep pace.
Regulatory tightening through stricter rent controls, higher investor taxes, and the end of temporary rental contracts is cooling speculative investment. However, this appears to be creating market balance rather than triggering price declines.
Central Amsterdam shows signs of stabilization, with increased supply from new developments tempering price growth. The suburbs continue seeing stronger appreciation, suggesting a market adjustment rather than broad decline.
No evidence of oversupply exists yet, with vacancy rates below 2%. Emigration trends haven't materialized, though affordability concerns could shift demand to secondary cities. Days on market increased from 32 to 48 days, indicating a cooling from the previous frenzy but not a buyer's market.
What opportunities exist for property investors in Amsterdam?
Despite high prices, strategic opportunities remain in the Amsterdam property market for informed investors.
Emerging neighborhoods offer the best value propositions. Nieuw-West, with stable prices around €5,497 per square meter, provides attractive entry points. Amsterdam-Noord continues its transformation, benefiting from infrastructure improvements and urban renewal projects.
Energy-efficient properties command premium prices and rents. Investors focusing on sustainable, tech-equipped units can achieve superior returns. The shift toward environmental consciousness makes green properties increasingly valuable.
The suburban rental market presents opportunities as families seek larger spaces. Areas with good transport links to central Amsterdam offer strong rental yields and capital appreciation potential.
Conversion opportunities exist as regulatory changes push some investors to sell. Properties suitable for transformation from rental to owner-occupied units may offer value, particularly in transitioning neighborhoods.
Student and young professional housing remains undersupplied. Purpose-built developments targeting these demographics can achieve strong occupancy rates despite regulatory constraints on traditional short-term rentals.
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.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes, Amsterdam property prices are going up significantly. As of June 2025, prices have increased 8-10% year-on-year, with apartments showing exceptional 17% growth. The average price per square meter now ranges between €8,200-€8,429, marking a substantial increase from previous years.
Looking ahead, the Amsterdam property market shows no signs of declining. Expert forecasts predict continued growth of 5-9% in 2025 and 3-6% in 2026, though at a moderating pace. The fundamental drivers—severe housing shortages, strong wage growth, and sustained demand—remain intact, ensuring Amsterdam property prices will continue their upward trajectory despite higher mortgage rates and regulatory changes.
Sources
- Walter Living - Amsterdam Property Market Data
- Kijck - Amsterdam Housing Market Expectations
- RB International Real Estate - Amsterdam Property Prices
- Global Property Guide - Netherlands Price History
- Mister Mortgage - Housing Market Insights Q1 2025
- Investropa - Amsterdam Real Estate Forecasts
- Investropa - Amsterdam Price Forecasts
- ABN AMRO - Housing Market Monitor April 2025
- Rabobank - Dutch Housing Market Quarterly
- VarsoInvest - 2025 Housing Market in Europe