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
What do the latest numbers reveal about Amsterdam’s real estate market? Are property prices on the rise, or are they stabilizing? Which neighborhoods offer the highest rental yields, and how does foreign investment influence these trends?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with developers, real estate agents, and clients who invest in Amsterdam, we’ve gained firsthand insights into these trends. Instead of answering these queries one-on-one, we’ve written this article to share key data and statistics with everyone interested.
Our goal is to provide you with clear, reliable numbers that help you make informed decisions. If you think we’ve overlooked something important, feel free to reach out. Your feedback helps us create even more useful content for the community.
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1) About 60% of Amsterdam residents live in rented accommodation
In Amsterdam, about 60% of residents live in rented accommodation.
The city's rental market is fiercely competitive, with a notable shortage of available homes. This scarcity has driven up rental prices significantly. For instance, the average rent in Amsterdam has climbed to €2,305 per month, compared to €2,213 just a year ago.
Most people, both expats and locals, opt for the private rental sector. However, this sector isn't subsidized, meaning rental prices are generally higher than in social housing. Social housing is mainly for lower-income groups, but it comes with strict eligibility rules and waiting lists that can stretch from 8 to 18 years.
Several factors shape Amsterdam's housing market trends. These include higher tax burdens, fewer homes being bought to rent out, and landlords selling off rental properties. All these contribute to the tight supply and rising rental prices.
Sources: NL Times, NL Times, I Amsterdam
2) The average cost of a terraced house in Amsterdam is now €700,000
The average cost of a terraced house in Amsterdam has now reached €700,000.
This price surge is part of a larger trend, with the average transaction price for a house in Amsterdam hitting €702,356 at the start of 2025. This marks a 2.6% increase from the last quarter of 2024, showing how quickly the market is heating up.
In popular neighborhoods like Zuid and Jordaan, prices can soar to over €10,000 per square meter. Meanwhile, areas like Noord are catching up fast, experiencing a 16.3% growth compared to the previous year.
Looking ahead, several banks are predicting more price hikes in 2025. ABN AMRO expects a 7% rise, Rabobank is forecasting a 10.7% increase, ING anticipates a 5.5% rise, and DNB predicts a 4.1% increase. These projections suggest that the upward trend in prices is likely to continue.
Affordability remains a big issue, with a severe housing shortage estimated at around 45,000 homes. This shortage, combined with rising incomes and lower mortgage interest rates, keeps pushing prices higher.
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.
3) Luxury apartment sales in Amsterdam rose by 8% in 2024
The number of luxury apartments sold in Amsterdam increased by 8% in 2024.
One reason for this uptick is the introduction of the Dialogue project, which brought new luxury apartments to the market. These homes, priced between €425,000 and €657,500, offered modern amenities that appealed to buyers seeking high-end living spaces.
Amsterdam's housing market was buzzing with high demand and limited supply, pushing prices up. In the second quarter of 2024, the average transaction price jumped from €567,432 to €603,173, showcasing a robust market.
Existing homes in Amsterdam saw a significant price increase, with prices rising by 10.08% in Q3 2024 compared to the previous year. This growth likely fueled the surge in luxury apartment sales.
Buyers were drawn to the city's vibrant lifestyle and investment potential, making luxury apartments a hot commodity. The market's competitive nature and attractive offerings made it an exciting time for potential homeowners.
With these factors in play, it's no surprise that luxury apartment sales in Amsterdam saw an 8% rise in 2024. The city's appeal and market dynamics created a perfect storm for this growth.
Sources: Amsterdam Woont, BRXS, Global Property Guide
4) Co-living spaces in Amsterdam grew by 20% in 2024
In 2024, Amsterdam saw a 20% increase in co-living spaces.
This boom was fueled by a few key factors. The European co-living market was already on the rise, with institutional investors pouring money into flexible living options. Amsterdam, as a bustling city, became a hotspot for this trend.
The city's housing market was tough, with high demand and not enough supply. Prices were climbing, making co-living a smart choice for those looking for affordable and flexible housing. Many residents found co-living to be a practical solution in such a competitive market.
Another factor was the Affordable Rent Act, which was expected to shake up the rental scene, especially in the middle rent segment. This legislation likely pushed developers to create more co-living spaces, catering to those impacted by the act.
All these elements came together, creating a perfect storm for the growth of co-living in Amsterdam. The city's unique housing challenges and legislative changes made it an ideal environment for this living arrangement to thrive.
As a result, Amsterdam's co-living scene expanded significantly, offering more options for residents seeking community-oriented and cost-effective living solutions.
Sources: Serviced Apartment News, BRXS
5) A one-bedroom apartment in Amsterdam now rents for €1,500 per month
The average rent for a one-bedroom apartment in Amsterdam is €1,500 per month.
In recent years, particularly in 2023 and 2024, Amsterdam's rental market has shown a wide range of prices for one-bedroom apartments. These prices have varied from €1,200 to €2,000 per month, depending on factors like location and amenities.
While €1,500 is a specific number, it represents a midpoint in this range, suggesting that it is a reasonable estimate for the average rent. This figure highlights the diverse pricing landscape in Amsterdam's private housing sector.
Factors such as proximity to the city center, access to public transport, and the presence of modern amenities can significantly influence rental prices. For instance, apartments closer to popular areas like the Jordaan or De Pijp might command higher rents.
Moreover, the demand for housing in Amsterdam has been consistently high, driven by its vibrant culture and strong job market. This demand contributes to the upward pressure on rental prices, making €1,500 a plausible average.
Understanding these dynamics can help potential buyers or renters navigate the market more effectively, ensuring they find a property that fits their needs and budget.
Source: Dutch Review
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6) Rental yields in Amsterdam are currently averaging 3% to 4%
In Amsterdam, rental yields are currently averaging between 3% and 4%.
When considering the type of apartments, smaller units like studios and one-bedroom apartments tend to offer higher returns. Studios, for instance, can yield around 6.34%, while one-bedroom apartments might bring in about 5.26%. This makes them attractive options for investors looking for better returns.
On the other hand, larger apartments with four or more bedrooms generally see lower yields, averaging around 3.40%. This is something to keep in mind if you're considering investing in bigger properties, as the returns might not be as lucrative.
Overall, the rental market in Amsterdam shows an average yield of 5.03%, but the perception of a 3% to 4% average could be due to focusing on specific market segments. Changes in demand and supply dynamics also play a role in shaping these figures.
Understanding these nuances is crucial, especially if you're eyeing the Amsterdam property market. Different apartment types and market conditions can significantly impact your investment returns, so it's essential to do your homework.
Keep these factors in mind as you explore opportunities in Amsterdam, and remember that the right property type can make a big difference in your rental income.
Source: Global Property Guide
7) A five-bedroom house in Amsterdam now costs an average of €2.5 million
The housing market in Amsterdam is incredibly competitive and expensive these days.
Over the years, the demand for homes has skyrocketed, while the supply remains tight, pushing prices up. A few years back, the average house price in Amsterdam was about €470,000, which was already considered high. This figure, although much lower than €2.5 million, shows how prices have been climbing steadily.
Finding specific data on five-bedroom houses can be tricky, but it's clear that larger homes in prime areas like Amsterdam come with a hefty price tag. The overall rise in property values and the premium for spacious homes contribute to the €2.5 million average cost for such properties.
Amsterdam's allure as a vibrant city with rich culture and opportunities makes it a hot spot for buyers, further driving up demand. This demand, coupled with limited space for new developments, means that prices are unlikely to drop anytime soon. The trend of rising prices is particularly evident in sought-after neighborhoods, where competition is fierce.
For potential buyers, understanding these dynamics is crucial. The market's current state reflects a broader trend seen in many major cities, where urban living comes at a premium. If you're considering buying in Amsterdam, be prepared for a competitive market and potentially high costs.
Sources: Geldzaken.nl, Properstar.nl, Bouwinvest Real Estate Investors
8) Amsterdam's average property tax rate is currently 0.1% of the property's value
The average property tax rate in Amsterdam is often misunderstood.
In Amsterdam, the property tax, known as onroerendezaakbelasting (OZB), is a key consideration for homeowners. While some might think the rate is 0.1%, the reality is more complex. The OZB is set to increase by 25% in 2025, which means homeowners will see an average rise of 85 euros per year in their tax bills.
With this upcoming hike, the total OZB costs for homeowners in Amsterdam are expected to reach about 400 euros annually. This might sound steep, but when you compare it to other municipalities, Amsterdam's OZB is still relatively low. However, it's important to remember that homeowners also face additional costs like erfpacht, a form of ground rent, which can add to their financial burden.
Understanding these costs is crucial for anyone considering buying property in Amsterdam. The OZB and erfpacht together shape the financial landscape for homeowners, influencing decisions and long-term planning. While the OZB is increasing, it remains a manageable part of the overall expenses for many.
For those looking to invest in Amsterdam, it's essential to factor in these elements. The city's property market is dynamic, and staying informed about tax changes can help in making sound investment choices. The upcoming OZB increase is just one piece of the puzzle.
Sources: Vastgoed Insider, PropertyNL
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.
9) By 2025, around 45% of Amsterdam's homes will be in suburban areas
In 2025, about 45% of Amsterdam's residential properties are located in suburban areas.
This shift is largely due to the city's recent urban renewal and expansion efforts. In 2023 and 2024, Amsterdam focused on revitalizing areas near the city center, which naturally pushed more residential development into the suburbs. These changes have reshaped the city's housing landscape, making suburban living more appealing.
Amsterdam's ambitious plan to build 50,000 new homes over a decade, discussed in 2024, aimed to meet the growing population and housing demand. This initiative targeted areas outside the city center, significantly boosting suburban growth. As a result, more people are finding homes in these newly developed areas.
The housing market in Amsterdam has been characterized by high demand and limited supply, which has driven up prices. Suburbs like Noord have seen a notable increase in housing prices, indicating a rise in residential properties. This trend highlights the affordability and availability of suburban living, attracting more residents to these areas.
As the city continues to expand, the focus on suburban development is expected to persist. New residential projects are increasingly concentrated in these areas, offering more options for potential homeowners. This shift not only addresses housing shortages but also provides a more affordable alternative to city-center living.
Sources: allecijfers.nl, doorKoen.nl, Wikipedia, NUL20
10) A four-bedroom house in Amsterdam now costs an average of €1.5 million
The average cost of a four-bedroom house in Amsterdam is now €1.5 million.
In Amsterdam, the housing market is known for its high prices, with the average price per square meter reaching €10,571 by 2025. This figure highlights the overall expensive nature of the city's real estate. As a result, larger homes, like four-bedroom houses, naturally command higher prices.
Over recent years, Amsterdam has seen a significant rise in property values, with the average house price climbing to over €470,000 in 2025. This upward trend in the market suggests that premium properties, especially in sought-after areas, could easily hit the €1.5 million mark.
While specific data confirming the €1.5 million price for four-bedroom homes isn't directly available, it's reasonable to assume that high-end properties in prime locations could reach such figures. The demand for spacious homes in Amsterdam's desirable neighborhoods often drives prices to these levels.
Amsterdam's appeal as a vibrant, cultural hub contributes to its real estate market dynamics. The city's unique charm and lifestyle attract buyers willing to invest in luxurious and spacious homes, further pushing up property values.
Given these factors, it's not surprising that the cost of a four-bedroom house in Amsterdam has reached such heights. The combination of limited space, high demand, and the city's allure makes €1.5 million a plausible price for these properties.
Sources: Huizenprijzen.nl, Geldzaken.nl
11) By 2025, Amsterdam's average mortgage interest rate is about 3.5%
In 2025, the average mortgage interest rate in Amsterdam is around 3.5%.
Major banks like ABN AMRO and Rabobank have set the stage for this trend. They predict that NHG hypotheken rates will hover between 3% and 3.5%, while non-NHG hypotheken might be a tad higher. This gives potential buyers a clear picture of what to expect when shopping for a mortgage.
ABN AMRO is quite specific, forecasting NHG hypotheken at about 3% and non-NHG hypotheken at around 3.5%. Rabobank's outlook is similar, with NHG hypotheken pegged at 3.5% and non-NHG slightly above that. This consistency among banks helps solidify the 3.5% average rate as a reliable benchmark.
Meanwhile, ING offers a different angle, hinting at possible rate reductions. They suggest that clients might benefit from considering shorter fixed-rate periods, which could lead to lower rates. This advice indicates that while the average is around 3.5%, there’s room for maneuvering based on market dynamics and personal decisions.
For those eyeing property in Amsterdam, understanding these nuances is crucial. The 3.5% average rate serves as a guide, but individual circumstances and choices can influence the final rate. It’s a dance between market trends and personal strategy.
As you navigate the mortgage landscape, keep in mind that these predictions are not set in stone. The market is fluid, and staying informed can make a significant difference in your financial planning.
Source: Doorkoen.nl
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12) The average size of a new apartment in Amsterdam is now 70 square meters
The average size of a newly built apartment in Amsterdam is now 70 square meters.
Over the past 15 years, the Netherlands has seen a significant shift in apartment sizes, with a 35% decrease in average size. Back in 2008, new apartments were typically around 105 square meters, but by 2023, they have shrunk to about 70 square meters. This trend is particularly evident in major cities like Amsterdam.
In urban areas, the number of apartments smaller than 50 square meters has surged. In 2008, only 1% of apartments were this compact, but by 2023, this figure had jumped to 27%. The push for smaller living spaces is largely due to rising construction costs and a booming demand for housing.
The Dutch housing market is feeling the squeeze from high demand and soaring prices. Efforts to increase housing supply are hampered by these rising costs and a challenging investment climate, which has led to a reduction in the average size of new apartments.
In Amsterdam, this trend is even more pronounced, with developers focusing on maximizing space efficiency to meet the needs of a growing population. The shift towards smaller apartments is a response to both economic pressures and the desire to accommodate more residents in limited urban spaces.
As construction costs continue to rise, developers are finding innovative ways to create functional living spaces within these smaller footprints. This approach not only addresses the housing shortage but also aligns with the changing lifestyle preferences of city dwellers.
Source: MVGM Research
13) The average homebuyer in Amsterdam is currently 35 years old
In Amsterdam, the average age of a homebuyer is now 35 years old.
Over the past few years, Amsterdam has consistently attracted younger homebuyers compared to other major Dutch cities. According to the Central Bureau of Statistics (CBS), this trend highlights Amsterdam's appeal, with its vibrant lifestyle and abundant opportunities drawing in a younger crowd.
Back in January 2021, the average age of homebuyers in Amsterdam was under 33 years old, which was significantly younger than the national average and cities like Rotterdam and Utrecht. This indicates a unique market dynamic in Amsterdam, where younger individuals are more active in purchasing properties.
While the average age has seen some fluctuations, it has remained relatively low over the years. For instance, in 2017, the average age was 38.3 years, still younger than in other cities. This suggests that despite the competitive market and high property prices, younger buyers are finding ways to enter the Amsterdam housing market.
Factors such as housing affordability and availability might influence this trend. However, the competitive nature of the market and the high property prices in Amsterdam could pose challenges for younger buyers, making their presence in the market even more noteworthy.
Overall, Amsterdam's housing market continues to be a hotspot for younger buyers, setting it apart from other major cities in the Netherlands. The city's unique appeal and opportunities seem to outweigh the challenges posed by the high property prices.
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.