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 you can actually afford in one of Europe's most competitive housing markets.
In this article, we break down current housing prices in Amsterdam across different budget levels, from $100k all the way to luxury, and we keep this blog post constantly updated with the latest data.
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.
What can I realistically buy with $100k in Amsterdam right now?
Are there any decent properties for $100k in Amsterdam, or is it all scams?
With Amsterdam's median property price sitting at around €604,000 in early 2026 and the average price per square meter at roughly €8,500, a budget of $100k (about €85,000) is far too low to purchase any normal residential property in Amsterdam.
At this price point, the only listings you might encounter in Amsterdam are parking spaces, storage units, or arrangements that are not full ownership, and neighborhoods like Zuidoost or Nieuw-West, which are typically the most affordable, still do not offer legitimate homes at this level.
Buying in popular Amsterdam areas like Jordaan, De Pijp, or Oud-Zuid for $100k is simply not possible, not even for the smallest studio, because even micro-apartments in these neighborhoods cost several times this budget.
What property types can I afford for $100k in Amsterdam (studio, land, old house)?
For $100k (around €85,000) in Amsterdam in 2026, you cannot realistically afford any standard residential property type, whether that is a studio, a piece of land, or an old house, because even the smallest apartments start well above this budget.
If something appears at this price level in Amsterdam, buyers should expect serious issues such as incomplete ownership, leasehold obligations, poor energy ratings, or major structural problems that would require significant investment to resolve.
At the €85,000 level, the only ownership-like options in Amsterdam are non-residential units like parking spaces or storage boxes, which obviously do not offer long-term residential value.
What's a realistic budget to get a comfortable property in Amsterdam as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Amsterdam starts at around €450,000 to €550,000 (roughly $530,000 to $645,000 or €450,000 to €550,000), which would give you a decent one-bedroom or small two-bedroom apartment in non-prime areas.
Most buyers looking for a comfortable standard in Amsterdam need to budget between €600,000 and €800,000 ($700,000 to $940,000), which is where well-located two-bedroom apartments in good neighborhoods become accessible.
In Amsterdam, "comfortable" typically means an apartment of at least 50 to 70 square meters with a separate bedroom, a functional kitchen, a good energy label, and a healthy building association (VvE) with no major maintenance issues.
The required budget can vary dramatically depending on the Amsterdam neighborhood, with areas like Jordaan or Oud-Zuid requiring €800,000 or more for comfort, while Nieuw-West or Zuidoost might offer similar space for €500,000 to €600,000.
What can I get with a $200k budget in Amsterdam as of 2026?
What "normal" homes become available at $200k in Amsterdam as of 2026?
As of early 2026, a $200k budget (around €170,000) in Amsterdam still falls well short of what most people would consider a "normal" home, though you might find a very small micro-studio in the most affordable outer districts like Zuidoost or Nieuw-West.
At Amsterdam's current average of €8,500 per square meter, €170,000 translates to roughly 15 to 20 square meters before closing costs, which means you would be looking at an extremely compact space that barely qualifies as independent living.
By the way, we have much more granular data about housing prices in our property pack about Amsterdam.
What places are the smartest $200k buys in Amsterdam as of 2026?
As of early 2026, the smartest areas to look for a $200k (€170,000) property in Amsterdam are the outer neighborhoods of Zuidoost (like Ganzenhoef, Holendrecht, or Reigersbos), Nieuw-West (Osdorp or Slotervaart), or even Weesp, which is part of Amsterdam municipality but offers more space for the money.
These Amsterdam neighborhoods are smarter buys because they have lower prices per square meter than central districts, good metro and tram connections, and ongoing urban renewal projects that improve livability without the premium pricing.
The main growth factor in these Amsterdam value areas is infrastructure investment, including metro line extensions and neighborhood regeneration programs, which tends to lift property values over time while entry prices remain accessible.
What can I buy with $300k in Amsterdam in 2026?
What quality upgrade do I get at $300k in Amsterdam in 2026?
As of early 2026, moving from $200k to $300k (from €170,000 to €255,000) in Amsterdam means you can upgrade from a tiny micro-studio to a small but functional one-bedroom apartment or a more spacious studio with a proper layout in value districts like Nieuw-West or Zuidoost.
A $300k budget can sometimes buy a property in a newer building in Amsterdam, but typically only in the outer neighborhoods like Osdorp, Weesp, or parts of Noord, and often with leasehold (erfpacht) costs that reduce the asking price.
At this budget level in Amsterdam, you start to see properties with separate bedrooms, updated kitchens, better energy labels, and buildings with more stable homeowner associations (VvE), which makes daily living much more practical.
Can $300k buy a 2-bedroom in Amsterdam in 2026 in good areas?
As of early 2026, finding a two-bedroom property for $300k (€255,000) in genuinely good areas of Amsterdam is very unlikely, though you might find two-bedroom options in budget-friendly outer districts with compromises on size or condition.
The Amsterdam areas where two-bedroom options might appear at this budget include Holendrecht, Kraaiennest, and Ganzenhoef in Zuidoost, or Geuzenveld-Slotermeer in Nieuw-West, though even there the selection is limited and competitive.
A $300k two-bedroom in Amsterdam would typically measure around 45 to 55 square meters, with smaller-than-average bedrooms, and may require some renovation or come with leasehold obligations that explain the lower price.
Which places become "accessible" at $300k in Amsterdam as of 2026?
At the $300k (€255,000) price point in Amsterdam, neighborhoods like Nieuw-West (Osdorp, Geuzenveld-Slotermeer), Zuidoost (Holendrecht, Kraaiennest, Ganzenhoef), outer Noord, and Weesp become meaningfully accessible for buyers looking at small apartments.
These newly accessible Amsterdam areas are more desirable than lower-budget options because they offer better public transit connections (metro and tram lines), more established local amenities, and a broader selection of properties with functional layouts.
For $300k in these Amsterdam neighborhoods, buyers can typically expect a small one-bedroom apartment of around 30 to 40 square meters in reasonable condition, or occasionally a compact two-bedroom if they are flexible on building age and finishes.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Amsterdam.
What does a $500k budget unlock in Amsterdam in 2026?
What's the typical size and location for $500k in Amsterdam in 2026?
As of early 2026, a $500k budget (around €426,000) in Amsterdam typically buys an apartment of 40 to 50 square meters in mid-tier neighborhoods like parts of Oost, West, or the better sections of Nieuw-West, Noord, or Weesp.
A $500k budget can buy a family home with outdoor space in Amsterdam, but usually only as a ground-floor apartment with a small garden or patio in outer areas like Nieuw Sloten, Tuindorp Oostzaan in Noord, or parts of Weesp, not a traditional row house.
At this price level in Amsterdam, buyers can expect a solid one-bedroom apartment or a compact two-bedroom, typically with one bathroom, and the exact configuration depends heavily on the specific neighborhood and building.
Finally, please note that we cover all the housing price data in Amsterdam here.
Which "premium" neighborhoods open up at $500k in Amsterdam in 2026?
At $500k (€426,000) in Amsterdam in 2026, buyers can start to access the edges of premium neighborhoods like Oost, parts of West outside the canal belt, and some sections of central Noord near the waterfront, though with trade-offs on size or floor level.
These Amsterdam neighborhoods are considered premium because they offer walkability to cultural attractions, excellent restaurants and cafes, historic architecture, green spaces like Oosterpark or Westerpark, and strong demand that supports property values.
For $500k in these premium Amsterdam locations, buyers can realistically expect a smaller one-bedroom apartment of around 35 to 45 square meters, possibly on an upper floor without an elevator, with a good energy label being a bonus rather than a given.
What counts as "luxury" in Amsterdam in 2026?
At what amount does "luxury" start in Amsterdam right now?
In Amsterdam in 2026, properties start being considered luxury at around €1.2 million ($1.4 million or €1.2 million), which is roughly double the citywide median and where prime addresses and high-end finishes become standard expectations.
The entry point to luxury real estate in Amsterdam typically includes canal views or historic architecture in the Grachtengordel, high-quality renovations with premium materials, excellent energy ratings, and elevator access in apartment buildings.
Amsterdam's luxury threshold is comparable to other major European capitals like Copenhagen or Munich, though still below the entry points in London or Paris, reflecting Amsterdam's status as a mid-sized but highly desirable international city.
Mid-tier luxury properties in Amsterdam typically range from €1.5 million to €2.5 million ($1.75 million to $2.9 million), while top-tier trophy homes on the canal belt or in Oud-Zuid start at €2.5 million and can exceed €5 million or more.
Which areas are truly high-end in Amsterdam right now?
The truly high-end neighborhoods in Amsterdam right now are the Grachtengordel (Canal Belt), Jordaan, Museumkwartier, Oud-Zuid including the prestigious Apollobuurt, and the modern luxury apartments in Zuidas, with parts of De Pijp and Oud-West also commanding premium prices.
These Amsterdam areas are considered truly high-end because they combine historic 17th-century canal houses or premium new builds with proximity to world-class museums, excellent restaurants, peaceful tree-lined streets, and an established reputation for exclusivity.
The typical buyer profile for these high-end Amsterdam areas includes successful Dutch professionals, international executives, entrepreneurs, and wealthy expats who prioritize location prestige, architectural character, and being at the center of Amsterdam's cultural life.
How much does it really cost to buy, beyond the price, in Amsterdam in 2026?
What are the total closing costs in Amsterdam in 2026 as a percentage?
As of early 2026, total closing costs when buying property in Amsterdam typically range from 4% to 6% of the purchase price for owner-occupiers, which includes transfer tax, notary fees, registration fees, and valuation costs.
The realistic low-to-high range that covers most standard Amsterdam transactions is 4% on the low end (if you qualify for the starter exemption on transfer tax) up to 6% or more for buyers who need additional services or face the standard 2% transfer tax.
The specific fee categories that make up this total in Amsterdam include transfer tax (0% to 2% for owner-occupiers, 8% for investors), notary and deed costs (around €1,300 to €2,000), Kadaster registration fees (a few hundred euros), and property valuation (€300 to €600).
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Amsterdam.
How much are notary, registration, and legal fees in Amsterdam in 2026?
As of early 2026, notary, registration, and legal fees in Amsterdam typically total between €1,500 and €2,500 ($1,750 to $2,900 or €1,500 to €2,500) for a straightforward residential purchase, depending on the notary office and transaction complexity.
These fees typically represent around 0.3% to 0.5% of the property price in Amsterdam, which is a relatively small portion of overall closing costs compared to the transfer tax.
Among these three fee types in Amsterdam, the notary fees for preparing the delivery deed and mortgage deed are usually the most expensive component, often running around €1,300 as a bundled reference point, while Kadaster registration adds a few hundred euros.
What annual property taxes should I expect in Amsterdam in 2026?
As of early 2026, annual property taxes for a typical owner-occupied home in Amsterdam fall in the low-to-mid four figures, often between €1,000 and €3,000 ($1,175 to $3,500 or €1,000 to €3,000) per year depending on your property's official WOZ value.
Annual property taxes in Amsterdam typically represent a small fraction of property value, with the municipal property tax (OZB) calculated as a percentage of the WOZ valuation, plus water board taxes from Waterschap Amstel, Gooi en Vecht.
Property taxes in Amsterdam vary based on the WOZ value of your specific property, so a €400,000 apartment in Nieuw-West will pay less than a €1.5 million canal house in Jordaan, with the exact rates set annually by the municipality.
First-time buyers in the Netherlands may qualify for the starter exemption (startersvrijstelling), which eliminates transfer tax on properties up to €555,000 in 2026 for buyers aged 18 to 34 who will live in the property as their main home.
You can find the list of all property taxes, costs and fees when buying in Amsterdam here.
Is mortgage a viable option for foreigners in Amsterdam right now?
Yes, getting a mortgage as a foreigner in Amsterdam is viable in 2026, with major Dutch banks like ABN AMRO and Rabobank explicitly offering expat mortgage products, though the process requires more documentation and preparation than for Dutch residents.
Foreign buyers in the Netherlands can typically access loan-to-value ratios up to 100% for owner-occupied properties (subject to affordability rules), with interest rates in early 2026 varying by bank and fixed-rate period, generally in the 4% to 5% range for longer terms.
To qualify for a mortgage in Amsterdam, foreign buyers typically need proof of stable income (employment contract or business financials), residency or work permit documentation, proof of identity, and they must meet the Dutch affordability norms set by Nibud and published by the government.
You can also read our latest update about mortgage and interest rates in The Netherlands.
What should I predict for resale and growth in Amsterdam in 2026?
What property types resell fastest in Amsterdam in 2026?
As of early 2026, well-located apartments with one or two bedrooms in good transit areas resell fastest in Amsterdam, particularly those with strong energy labels, healthy building associations (VvE), and efficient layouts that appeal to the broad pool of apartment-seeking buyers.
The typical time on market to sell a property in Amsterdam is around 31 to 32 days based on Q4 2025 data, which reflects a competitive market where desirable properties move quickly while overpriced or problematic listings can take much longer.
Properties in Amsterdam sell faster when they have low monthly VvE contributions with no deferred maintenance, good public transit access (especially metro stations), and energy label A or B, because these factors reduce buyer uncertainty and ongoing costs.
The slowest-selling properties in Amsterdam tend to be very large apartments or houses above the €1 million mark, properties with unresolved leasehold (erfpacht) complications, buildings with poor energy ratings facing mandatory upgrades, or units with unusual layouts that limit the buyer pool.
If you're interested, we cover all the best exit strategies in our real estate pack about 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 |
|---|---|---|
| NVM/MVA Q4 2025 Amsterdam Market Report | Official quarterly snapshot using NVM transaction data for Amsterdam. | We used this as our backbone for median prices, price per square meter, and days to sell. We translated these metrics into what you can buy at each budget level. |
| Makelaarsvereniging Amsterdam (MVA) | Public summary from Amsterdam's largest local broker association. | We used this to cross-check market conditions like supply and pricing pressure. We also verified quarterly numbers in plain language against our findings. |
| Dutch Tax Authority (Belastingdienst) | Official government source for transfer tax rates in the Netherlands. | We used this to calculate accurate closing cost percentages. We explained the difference between owner-occupier (2%) and investor (8%) rates. |
| Rijksoverheid (Dutch Government) | Official explanation of the starter transfer tax exemption. | We used this to explain when transfer tax can be 0%. We showed how foreign buyers might qualify under the same conditions. |
| Kadaster 2026 Tariff List | Official land registry tariffs for registration fees. | We used this to ground our registration cost estimates in official figures. We avoided hand-wavy estimates by citing actual tariffs. |
| Notaris.nl | Well-known Dutch notary portal explaining typical buyer costs. | We used this to benchmark typical notary deed costs. We cross-checked these with Kadaster and tax authority figures. |
| City of Amsterdam Tax Page | Official municipal source for Amsterdam property tax rates. | We used this to estimate annual OZB property tax based on WOZ values. We translated this into realistic yearly ranges for typical homes. |
| Waterschap AGV | Official water authority for the Amsterdam area. | We used this to show annual owner costs beyond mortgage and OZB. We combined it with municipal items for a complete tax picture. |
| European Central Bank (ECB) | Official EUR/USD reference exchange rate. | We used this to convert USD budgets to EUR consistently for early 2026. We kept calculations in EUR since Amsterdam listings are EUR-based. |
| ABN AMRO Expat Mortgages | Major Dutch bank explaining mortgage options for foreigners. | We used this to confirm mortgages are possible for expats with proper documentation. We framed what banks typically require from foreign buyers. |
| Rabobank Expat Mortgages | Another major Dutch bank describing international borrower options. | We used this to verify that expat mortgages are mainstream, not a single-bank exception. We supported our practical guidance on eligibility. |
| City of Amsterdam Statistics Office | Official city statistics explaining quarterly housing market data. | We used this to triangulate that quarterly reporting exists and is standardized. We treated it as a public sector cross-check alongside NVM/MVA. |
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