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 thinking about buying property in Amsterdam, you're probably wondering what the market actually looks like right now and whether it's a good time to make a move.
In this guide, we break down the current housing prices in Amsterdam in 2026, how fast homes are selling, what neighborhoods are changing, and what foreigners should know before buying.
We constantly update this blog post to make sure you get the freshest data available.
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.
How's the real estate market going in Amsterdam in 2026?
What's the average days-on-market in Amsterdam in 2026?
As of early 2026, residential properties in Amsterdam typically stay on the market for about 33 days before being sold, which means the market is still moving quickly compared to most European cities.
Most typical listings in Amsterdam sell somewhere between 25 and 45 days, with well-priced apartments in popular neighborhoods like De Pijp or Oud-West often going faster, while properties with ground lease issues or in less central areas can take 50 days or more.
This is slightly slower than in 2022 and early 2023 when homes were selling in under 25 days, but it's faster than the 40 to 50 day averages we saw during the brief market slowdown in late 2023 and early 2024, showing that Amsterdam's housing market has regained momentum.
Are properties selling above or below asking in Amsterdam in 2026?
As of early 2026, properties in Amsterdam typically sell for about 6% to 7% above the asking price, which means overbidding is still the norm in this city.
Based on broker data, roughly 65% to 70% of Amsterdam homes sell above asking, about 20% sell at asking price, and only 10% to 15% sell below asking, and we have high confidence in these numbers because they come directly from recorded transactions in late 2025.
Apartments in the canal ring (Grachtengordel), Oud-Zuid, and De Pijp neighborhoods see the most intense bidding wars in Amsterdam, often closing 10% or more above asking, while newer developments in Noord or Zuidoost tend to have more moderate competition.
By the way, you will find much more detailed data in our property pack covering the real estate market in Amsterdam.
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.
What kinds of residential properties can I realistically buy in Amsterdam?
What property types dominate in Amsterdam right now?
In Amsterdam in 2026, approximately 89% of residential sales are apartments, about 7% are terraced houses (rijwoningen), around 3% are corner houses, and detached homes make up less than 1% of transactions.
Apartments are by far the dominant property type in Amsterdam's housing market, representing nearly 9 out of every 10 homes sold in the city.
Apartments became so prevalent in Amsterdam because the city's historic canal-based layout, strict heritage protection rules, and limited land supply made it impossible to build outward, so developers built upward instead to accommodate the growing population.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Amsterdam right now?
New-build properties make up roughly 10% to 15% of residential listings in Amsterdam, but access to them often requires registering for specific development projects rather than simply browsing listings like you would for existing homes.
As of early 2026, the Amsterdam neighborhoods with the highest concentration of new-build developments are IJburg, Zeeburgereiland, and Sluisbuurt in Oost, Buiksloterham and NDSM in Noord, and Houthavens in West, all of which are part of large-scale urban expansion projects.
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Which neighborhoods are improving fastest in Amsterdam in 2026?
Which areas in Amsterdam are gentrifying in 2026?
As of early 2026, the Amsterdam neighborhoods showing the clearest signs of gentrification are Buiksloterham and NDSM in Noord, Indische Buurt and Transvaalbuurt in Oost, parts of Bos en Lommer in West, and pockets near Bijlmer Centrum in Zuidoost.
In these areas of Amsterdam, you can spot gentrification through the arrival of specialty coffee shops and creative studios in former industrial buildings, visible apartment renovations with modern windows and balconies, and an influx of young professionals and expat families who previously would have only looked in the city center.
Over the past two to three years, these gentrifying Amsterdam neighborhoods have seen estimated price appreciation of 20% to 25% in Noord (especially around NDSM), 15% to 20% in Indische Buurt, and 12% to 18% in parts of Zuidoost, all of which outpaced the citywide average.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Amsterdam.
Where are infrastructure projects boosting demand in Amsterdam in 2026?
As of early 2026, the Amsterdam areas where major infrastructure projects are boosting housing demand are Zuidas and Amsterdam Zuid (around the Zuidasdok transport hub), the Noord metro corridor, and western edges near the future Haven-Stad development zone.
The key projects driving demand in Amsterdam include Zuidasdok, which is rebuilding the A10 highway underground and expanding Amsterdam Zuid station into a major European transport hub, the completed Noord-Zuidlijn metro that improved connectivity to Noord, and Haven-Stad, one of the largest inner-city redevelopment programs in the Netherlands with plans for 40,000 to 70,000 new homes.
Zuidasdok is expected to complete its main construction phases by the late 2020s with ongoing work through 2030, while Haven-Stad will roll out in stages over the next 20 to 30 years, meaning some areas are already benefiting while others will take longer to transform.
In Amsterdam, properties near announced infrastructure projects typically see a 5% to 10% price premium during the planning and construction phase, with an additional 10% to 15% appreciation once projects are completed and accessibility improvements become a reality.
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.
What do locals and insiders say the market feels like in Amsterdam?
Do people think homes are overpriced in Amsterdam in 2026?
As of early 2026, the general sentiment among locals and market insiders in Amsterdam is that homes are expensive but not irrational, with most people acknowledging high prices while also recognizing that genuine scarcity keeps demand strong.
People who argue that Amsterdam homes are overpriced typically point to price-per-square-meter figures exceeding 8,500 euros in average neighborhoods, the fact that dual high incomes are needed just to qualify for a modest apartment mortgage, and that overbidding 6% to 7% above asking has become standard.
Those who believe Amsterdam prices are justified argue that the city has a structural housing shortage of about 350,000 homes nationwide, a strong international job market centered around Zuidas, and strict regulations that limit new supply, all of which support current price levels.
Amsterdam's price-to-income ratio sits around 10 to 12 times the median household income, compared to a national Dutch average of about 7 to 8, making it significantly less affordable than most other Dutch cities and similar to expensive capitals like London or Paris.
What are common buyer mistakes people regret in Amsterdam right now?
The most frequently cited buyer mistake in Amsterdam is underestimating the impact of ground lease (erfpacht), where buyers discover too late that annual ground rent payments can add 3,000 to 8,000 euros per year to their costs and that some leasehold terms make resale more difficult.
The second most common regret in Amsterdam is assuming you can rent out the property later, since the city's buyout protection rules (opkoopbescherming) prohibit letting for four years on most homes below a certain WOZ value, trapping buyers who had planned on eventual rental income.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Amsterdam.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Amsterdam.
Get the full checklist for your due diligence in Amsterdam
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How easy is it for foreigners to buy in Amsterdam in 2026?
Do foreigners face extra challenges in Amsterdam right now?
Foreigners face moderate additional difficulty buying property in Amsterdam compared to locals, mainly because of practical hurdles rather than legal barriers, since there are no nationality restrictions on property ownership in the Netherlands.
There are no specific legal restrictions preventing foreigners from buying residential property in Amsterdam, though non-EU buyers may face extra scrutiny on fund origins, and everyone must go through anti-money laundering checks with Dutch notaries.
The practical challenges foreigners encounter in Amsterdam include the need to respond to listings within hours given 33-day average selling times, the complexity of understanding erfpacht (ground lease) terms that locals learn growing up, and the fact that many agents prioritize Dutch-speaking clients or those with pre-approved Dutch mortgages.
We will tell you more in our blog article about foreigner property ownership in Amsterdam.
Do banks lend to foreigners in Amsterdam in 2026?
As of early 2026, Dutch banks do lend to foreigners buying property in Amsterdam, though approval rates and terms are stricter for non-residents, self-employed applicants, and those with income from outside the eurozone.
Foreign buyers in Amsterdam can typically expect loan-to-value ratios of 90% to 100% if they have a Dutch employment contract, and 80% to 90% for those with non-Dutch income, with mortgage interest rates currently ranging from 3.5% to 4.3% depending on the fixed-rate period chosen.
Dutch banks require foreigners to provide proof of income (preferably Dutch payslips or employment contract), a valid residence permit if applicable, a clear overview of existing debts, and typically at least 10% equity or savings, with additional documentation often requested if income is earned abroad.
You can also read our latest update about mortgage and interest rates in The Netherlands.
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 risky is buying in Amsterdam compared to other nearby markets?
Is Amsterdam more volatile than nearby places in 2026?
As of early 2026, Amsterdam shows higher price volatility than nearby cities like Haarlem, Utrecht, and Rotterdam because Amsterdam's market is more exposed to international demand swings, expat relocation cycles, and policy changes targeting investor activity.
Over the past decade, Amsterdam experienced a 77% price increase from 2014 to 2019, then a brief 5% to 6% correction in 2023, followed by a quick recovery in 2024 and 2025, while cities like Rotterdam saw steadier 50% to 60% gains with smaller corrections, and Utrecht tracked closely with Amsterdam but with slightly less extreme swings.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Amsterdam.
Is Amsterdam resilient during downturns historically?
Amsterdam has shown relatively strong resilience during past downturns, recovering faster than most Dutch cities after price corrections, though it is not immune to significant declines when multiple economic shocks hit at the same time.
During the 2008 financial crisis, Amsterdam property prices dropped about 18% from their peak in Q3 2008 to their lowest point in Q1 2013, and the recovery took roughly three years, with prices exceeding pre-crisis levels by 2016, which was faster than the national average.
Historically, canal-ring properties in the Grachtengordel, homes in Oud-Zuid, and prime Centrum locations in Amsterdam have held value best during downturns, while outer districts like Zuidoost and parts of Nieuw-West experienced deeper declines but also offered more upside during recoveries.
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How strong is rental demand behind the scenes in Amsterdam in 2026?
Is long-term rental demand growing in Amsterdam in 2026?
As of early 2026, long-term rental demand in Amsterdam continues to grow strongly, driven by a structural housing shortage of roughly 350,000 homes nationwide and private-sector rents that have increased about 17% year-over-year, reaching an average of 1,830 euros per month.
The tenant demographics driving long-term rental demand in Amsterdam include young professionals working in tech and finance (especially around Zuidas), international expats relocating for corporate jobs, students attending UvA and VU universities, and dual-income couples who cannot yet afford to buy.
The Amsterdam neighborhoods with the strongest long-term rental demand right now are Centrum, Oud-Zuid, and De Pijp for high-budget professionals, while Oost (Indische Buurt), West (Bos en Lommer), and Noord (NDSM area) attract renters looking for slightly lower prices with good connectivity.
You might want to check our latest analysis about rental yields in Amsterdam.
Is short-term rental demand growing in Amsterdam in 2026?
Amsterdam has strict short-term rental regulations that cap entire-home rentals at 30 nights per year without a special permit, and the city actively enforces these rules through platform agreements with Airbnb that automatically block calendars after the limit is reached.
As of early 2026, short-term rental demand in Amsterdam remains strong due to high tourism volumes, with the city expecting continued visitor growth, but the supply of legal short-term rentals is tightly constrained by the 30-night cap and licensing requirements.
Average occupancy rates for compliant short-term rentals in Amsterdam hover around 70% to 80% during peak seasons (April to October) and 50% to 60% in off-peak months, though these figures apply only to the limited pool of legally operating units.
The guest demographics driving short-term rental demand in Amsterdam include European weekend tourists, business travelers attending conferences at RAI or Zuidas, and American and Asian visitors on multi-city European trips, with digital nomads forming a smaller segment due to the 30-night restriction.
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 are the realistic short-term and long-term projections for Amsterdam in 2026?
What's the 12-month outlook for demand in Amsterdam in 2026?
As of early 2026, the 12-month demand outlook for residential property in Amsterdam is strong, with most analysts expecting continued buyer activity supported by wage growth exceeding 6%, stabilizing mortgage rates, and persistent housing scarcity.
The key factors most likely to influence Amsterdam housing demand over the next 12 months include European Central Bank interest rate decisions, Dutch government policies on investor taxation and rent regulation, and the pace of international corporate hiring in the Zuidas business district.
Major Dutch banks forecast Amsterdam property prices to rise 4% to 5% over the next 12 months, which is slower than the 7% to 9% gains seen in 2025 but still represents meaningful appreciation in a market where prices already exceed 8,500 euros per square meter on average.
By the way, we also have an update regarding price forecasts in The Netherlands.
What's the 3 to 5 year outlook for housing in Amsterdam in 2026?
As of early 2026, the 3 to 5 year outlook for Amsterdam housing prices remains positive, with most projections pointing to cumulative appreciation of 15% to 25% over the period, though growth is expected to be more moderate than the explosive gains seen from 2015 to 2021.
The major development projects expected to shape Amsterdam over the next 3 to 5 years include Haven-Stad (adding tens of thousands of homes along the IJ waterfront), continued buildout of Sluisbuurt and Zeeburgereiland in Oost, and completion of key Zuidasdok transport upgrades that will improve accessibility to the business district.
The single biggest uncertainty that could alter Amsterdam's 3 to 5 year outlook is a sharp change in Dutch housing policy, particularly any expansion of rent regulation to higher price brackets or modification of the expat tax ruling (30% ruling) that could reduce international demand.
Are demographics or other trends pushing prices up in Amsterdam in 2026?
As of early 2026, demographic trends are clearly pushing Amsterdam housing prices up, with population growth, international migration, and the continued formation of smaller households all adding pressure to an already undersupplied market.
The specific demographic shifts affecting Amsterdam prices include net inward migration of skilled workers (particularly from Southern Europe and Asia), a growing population of solo-living professionals in their 30s and 40s who need their own apartments, and family formation among expats who arrived in the 2010s and are now looking for larger homes.
Beyond demographics, non-demographic trends pushing Amsterdam prices include the concentration of tech and finance jobs at Zuidas, the city's appeal to remote workers who value urban amenities like cycling infrastructure and cultural offerings, and continued investment interest despite regulatory headwinds since Amsterdam is still seen as a stable store of value.
These demographic and trend-driven price pressures are expected to continue in Amsterdam for at least the next decade, since the underlying housing shortage will take 15 to 20 years to address even under optimistic construction scenarios, and Amsterdam's economic magnetism shows no signs of weakening.
What scenario would cause a downturn in Amsterdam in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Amsterdam would be a combination of sharply rising mortgage rates (above 5%), a significant recession in the Netherlands or eurozone, and aggressive policy changes that force investor sell-offs, all happening at the same time rather than in isolation.
Early warning signs that a downturn is beginning in Amsterdam would include days-on-market stretching beyond 50 to 60 days consistently, overbidding percentages falling below 2% to 3%, a surge in listings from former landlords exiting the market, and noticeable drops in expat relocation activity from major employers.
Based on historical patterns, a realistic downturn in Amsterdam could see prices decline 10% to 20% over two to three years (similar to 2008 to 2013), with prime central locations falling less (8% to 12%) and outer districts experiencing steeper drops (15% to 25%), followed by a multi-year recovery once fundamentals stabilize.
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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 |
|---|---|---|
| Makelaarsvereniging Amsterdam (MVA) | It's the main broker association dataset focused specifically on Amsterdam, published in a consistent quarterly format. | We use it to anchor Amsterdam-specific days-on-market and asking-versus-sale dynamics. We treat it as the closest ground truth for how quickly homes are moving right before 2026. |
| De Nederlandsche Bank (DNB) | DNB is the Dutch central bank and publishes macro housing analysis and forward-looking expectations. | We use it to translate late-2025 market conditions into a 2026 momentum estimate. We cross-check whether micro signals match the macro expectation of continued price growth. |
| Statistics Netherlands (CBS) | CBS is the national statistics agency and this series is the standard official reference for housing price changes. | We use it to ground the direction of national price movement feeding into Amsterdam. We use it as a sanity check against broker-only datasets. |
| Kadaster | Kadaster is the land registry, so it's the authoritative source for recorded transactions. | We use it to triangulate what's really selling beyond broker networks. We use it as a backstop for transaction-based trend validation. |
| Government of the Netherlands | It's the official government policy page for transfer tax, including 2026 changes. | We use it to explain buyer costs and how investor demand may shift in 2026. We connect tax structure to likely competition in certain price segments. |
| City of Amsterdam | It's the municipality's official rulebook for Amsterdam-specific rental and letting restrictions. | We use it to explain the buy-to-let reality and how it affects supply and pricing. We use it to identify which price band is restricted in 2026. |
| Airbnb Help Center | It reflects enforceable local rules that platforms must implement, such as calendar blocking after limits. | We use it to ground short-term rental demand within the actual legal constraint. We use it to avoid relying on unofficial Airbnb tips sites. |
| Pararius | Pararius is one of the best-known Dutch rental platforms and publishes a recurring methodology-based rent report. | We use it to gauge private-sector rental tightness right before early 2026. We treat it as a demand and supply thermometer, not as a perfect census. |
| Amsterdam O&S | It's the city's own statistics and research office, and it transparently lists underlying data sources. | We use it to connect tourism pressure to short-stay demand and regulation pressure. We use it to keep rental demand discussion tied to measurable flows. |
| Zuidas / Zuidasdok | It's an official project channel for one of the Netherlands' biggest transport and infrastructure upgrades. | We use it to identify infrastructure-driven demand pockets, especially Amsterdam Zuid and Zuidas. We treat it as a catalyst signal, not a guarantee of price growth. |
| FRED / BIS Property Series | It republishes the BIS long-run series, which is widely used for cross-country housing comparisons. | We use it to discuss historical volatility and downturn behavior in a standardized way. We use it to avoid cherry-picking only recent boom years. |
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