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 remains one of Europe's most sought-after property markets, but the rules of the game have changed significantly since mid-2024.
New rental regulations, shifting transfer tax rates, and Amsterdam's unique ground lease system (called erfpacht) now shape every investment decision you make in this city.
We constantly update this blog post to reflect the latest market conditions and regulatory changes.
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's the Current Real Estate Market Situation by Area in Amsterdam?
Which areas in Amsterdam have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Amsterdam are Grachtengordel-West (the Canal Belt core around Herengracht and Keizersgracht), the Jordaan neighborhood near Bloemgracht and Noordermarkt, and the Museumkwartier around Van Baerlestraat and Museumplein.
In these premium Amsterdam neighborhoods, you can expect to pay between 11,500 and 16,000 euros per square meter for renovated properties, with exceptional canal houses sometimes exceeding this range significantly.
Each of these high-priced Amsterdam areas commands premium prices for different reasons:
- Grachtengordel-West: UNESCO-protected canal houses with extreme scarcity and heritage value.
- Jordaan: Charming narrow streets, boutique shops, and strong demand from both locals and expats.
- Museumkwartier: Proximity to world-class museums and Vondelpark creates lifestyle appeal.
- Apollobuurt: Prestigious "Plan Zuid" architecture with large apartments and quiet streets.
- Willemspark: Villa-style properties near Vondelpark west attract wealthy families.
Keep in mind that the single biggest price swing factor within these Amsterdam neighborhoods is whether the property has favorable erfpacht (ground lease) terms or effectively freehold status.
Which areas in Amsterdam have the most affordable property prices in 2026?
As of early 2026, the most affordable areas to buy property in Amsterdam are Bullewijk in the Amstel III corridor, Holendrecht near the AMC hospital, Gaasperdam in the green southeast, and parts of Osdorp-Oost and Slotervaart in Nieuw-West.
In these more budget-friendly Amsterdam neighborhoods, prices typically range from 5,400 to 7,800 euros per square meter, representing roughly 60 to 85 percent of the citywide median.
The main trade-offs in these lower-priced Amsterdam areas vary by location: Zuidoost neighborhoods like Bullewijk and Holendrecht have fewer trendy amenities and a less established reputation, while Nieuw-West areas like Osdorp and Slotervaart feature postwar housing blocks that can have deferred maintenance issues or unfavorable VvE (homeowners association) finances.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Amsterdam Offer the Best Rental Yields?
Which neighborhoods in Amsterdam have the highest gross rental yields in 2026?
As of early 2026, the Amsterdam neighborhoods delivering the highest gross rental yields are parts of Zuidoost (particularly Bullewijk and Holendrecht) at around 4.5 to 5.2 percent, followed by Bos en Lommer near Erasmuspark and Indische Buurt around Javastraat, both offering roughly 4.0 to 4.8 percent.
Across Amsterdam as a whole, typical gross rental yields range from about 2.5 percent in prime canal areas to around 4.5 percent in outer neighborhoods, with the citywide average sitting somewhere around 3.5 percent for standard buy-to-let properties.
These top-yielding Amsterdam neighborhoods outperform others for specific reasons:
- Bullewijk and Holendrecht: Lower purchase prices combined with steady demand from hospital and university workers.
- Bos en Lommer: Improving reputation and proximity to the A10 ring keep prices accessible while rents rise.
- Indische Buurt: Young professional demand near Dappermarkt pushes rents up faster than property values.
- De Baarsjes: Streets just off Jan Evertsenstraat offer value without the Oud-West premium.
- Noord waterfront (Buiksloterham): Modern apartments priced below the inner ring attract steady tenants.
However, be aware that Amsterdam's Wet betaalbare huur regulations since July 2024 can cap rents on many mid-market units through a points system, potentially reducing your actual achievable yield below these headline figures.
Finally, please note that we cover the rental yields in Amsterdam here.
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Which Areas in Amsterdam Are Best for Long-Term Rentals?
Which neighborhoods in Amsterdam have the strongest demand for long-term tenants?
The Amsterdam neighborhoods with the strongest long-term rental demand are Zuidas and Prinses Irenebuurt (near Station Zuid), Rivierenbuurt, Oud-West, and De Pijp's Oude Pijp section.
Properties in these high-demand Amsterdam areas typically rent within two to four weeks, with vacancy rates remaining extremely low due to the city's persistent housing shortage.
The tenant profiles driving demand in each Amsterdam neighborhood differ significantly:
- Zuidas and Prinses Irenebuurt: Corporate professionals and expats working in the business district.
- Rivierenbuurt: Families seeking good schools and safe streets with easy Amstel station access.
- Oud-West: Young professionals wanting central location with restaurants and nightlife.
- Oude Pijp: International workers attracted to the vibrant Ferdinand Bolstraat area.
- Watergraafsmeer: Families preferring parks and quieter streets near Park Frankendael.
The key characteristic making these Amsterdam neighborhoods attractive to long-term tenants is reliable public transit access, whether that means proximity to Station Zuid, Amstel station, or direct tram lines to the city center.
Finally, please note that we provide a very granular rental analysis in our property pack about Amsterdam.
What are the average long-term monthly rents by neighborhood in Amsterdam in 2026?
As of early 2026, average long-term monthly rents in Amsterdam range from about 1,500 euros in Zuidoost to over 3,500 euros in prime canal neighborhoods like Grachtengordel and Jordaan for typical one to two bedroom apartments.
In the most affordable Amsterdam neighborhoods like Bullewijk, Holendrecht, and parts of Nieuwendam, entry-level unfurnished apartments rent for approximately 1,500 to 2,300 euros per month.
For mid-range Amsterdam neighborhoods such as Bos en Lommer, Indische Buurt, and IJburg, you can expect monthly rents between 1,800 and 2,800 euros for a standard one to two bedroom apartment.
In premium Amsterdam areas including Grachtengordel, Jordaan, and Zuidas, high-end apartments command monthly rents of 2,600 to 3,800 euros, with larger units and exceptional properties exceeding these figures.
You may want to check our latest analysis about the rents in Amsterdam here.
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Which Are the Up-and-Coming Areas to Invest in Amsterdam?
Which neighborhoods in Amsterdam are gentrifying and attracting new investors in 2026?
As of early 2026, the Amsterdam neighborhoods undergoing the most visible gentrification and attracting investor attention are Buiksloterham in Noord, Houthavens in West, Sluisbuurt on Zeeburgereiland, and the Amstel III transformation zone including Bullewijk and Paasheuvelwijk.
These gentrifying Amsterdam neighborhoods have seen annual price appreciation in the range of 5 to 10 percent over recent years, outpacing the citywide average as new amenities, housing, and transit connections improve their appeal.
Which areas in Amsterdam have major infrastructure projects planned that will boost prices?
The Amsterdam areas most likely to see infrastructure-driven price boosts are the neighborhoods surrounding Station Amsterdam Zuid, including Prinses Irenebuurt, Buitenveldert, and the northern edge of Rivierenbuurt.
The major project transforming this area is Zuidasdok, a massive undertaking that includes widening and partially tunneling the A10 motorway and upgrading Station Zuid into a true multimodal hub, as detailed by Rijkswaterstaat.
Historically, Amsterdam neighborhoods near completed major infrastructure projects have seen price increases of 10 to 20 percent above citywide trends in the years following completion, though construction disruption can temporarily suppress values.
You'll find our latest property market analysis about Amsterdam here.
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.
Which Areas in Amsterdam Should I Avoid as a Property Investor?
Which neighborhoods in Amsterdam with lots of problems should I avoid and why?
Rather than entire neighborhoods, Amsterdam investors should avoid specific property types and situations: buildings with weak VvE (homeowners association) finances facing major repairs, properties with unfavorable erfpacht terms due for expensive canon resets, and units whose rental income would be capped far below market by the points-based rent regulation system.
These investment risks concentrate more heavily in certain Amsterdam areas:
- Older Slotervaart and Osdorp blocks: Postwar construction often has deferred maintenance and underfunded VvE reserves.
- Some Bijlmer-era high-rises in Zuidoost: Building management quality varies dramatically from one block to the next.
- Tourist-core Centrum near De Wallen: Policy pressure, neighbor complaints, and STR restrictions make rental strategies risky.
- Properties with near-term erfpacht resets: Canon adjustments can add hundreds of euros monthly to your holding costs.
For these Amsterdam neighborhoods to become attractive investments, you would need either significant VvE reserve improvements, clarity on erfpacht switching costs through the city's calculator, or a unit that scores high enough on the points system to remain in the free-market rental sector.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Amsterdam.
Which areas in Amsterdam have stagnant or declining property prices as of 2026?
As of early 2026, Amsterdam has not seen widespread price declines, but certain property types and micro-areas show relative stagnation, lagging the citywide price growth by 5 to 10 percentage points over recent years.
The most common pattern is not neighborhood-wide decline but rather specific properties underperforming due to structural issues that make them less attractive to both owner-occupiers and investors.
The main causes of relative price stagnation in Amsterdam differ by situation:
- New-build zones like parts of IJburg: Large supply additions can flatten resale premiums temporarily.
- Units with unfavorable erfpacht timelines: Buyers discount properties facing expensive canon resets or switching fees.
- Rent-capped apartments: Investor demand retreats when achievable rent falls far below market rates.
- Buildings with poor energy labels: Upcoming sustainability requirements reduce buyer appetite for inefficient stock.
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Which Areas in Amsterdam Have the Best Long-Term Appreciation Potential?
Which areas in Amsterdam have historically appreciated the most recently?
Over the past five to ten years, the Amsterdam areas that have appreciated most dramatically are De Baarsjes and Bos en Lommer in West, Indische Buurt in Oost, and the waterfront pockets of Noord including early-phase Buiksloterham.
These top-performing Amsterdam neighborhoods have achieved notable gains:
- De Baarsjes: Roughly doubled in price per square meter over the past decade as it transformed from overlooked to trendy.
- Bos en Lommer: Appreciation of approximately 80 to 100 percent as the Erasmuspark area gentrified.
- Indische Buurt: Price growth of around 70 to 90 percent driven by young professional influx.
- Buiksloterham: Early buyers saw 60 to 80 percent gains as industrial land became residential.
The main driver behind these Amsterdam appreciation stories was the combination of initially discounted prices inside or near the A10 ring, followed by improving amenities, better transit connections, and shifting perceptions among younger buyers.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Amsterdam.
Which neighborhoods in Amsterdam are expected to see price growth in coming years?
The Amsterdam neighborhoods with the strongest evidence-backed growth potential are Sluisbuurt on Zeeburgereiland, the Zuidas-adjacent residential areas like Prinses Irenebuurt, and the Amstel III transformation zone including Bullewijk and Paasheuvelwijk.
Projected growth rates for these high-potential Amsterdam neighborhoods vary based on their development stage:
- Sluisbuurt: Expected annual appreciation of 5 to 8 percent as large-scale delivery creates a new city district.
- Prinses Irenebuurt: Projected 4 to 7 percent annually as Zuidasdok completion improves accessibility.
- Amstel III (Bullewijk/Paasheuvelwijk): Higher-risk potential of 6 to 10 percent if office-to-housing conversions succeed.
- Haven-Stad subareas: Long-term optionality with multi-decade horizons, not near-term growth certainty.
The single most important catalyst for future price growth in these Amsterdam neighborhoods is confirmed infrastructure delivery and new housing completion, which transforms speculative potential into actual livability improvements.
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 Do Locals and Expats Really Think About Different Areas in Amsterdam?
Which areas in Amsterdam do local residents consider the most desirable to live?
The Amsterdam areas that local residents consistently rate as most desirable are Apollobuurt and Willemspark in Oud-Zuid, Rivierenbuurt, Watergraafsmeer, and Oostelijk Havengebied.
Each of these locally-preferred Amsterdam neighborhoods offers distinct qualities:
- Apollobuurt and Willemspark: Spacious apartments, tree-lined streets, and proximity to Vondelpark.
- Rivierenbuurt: Family-friendly streets with good schools and excellent Amstel station connections.
- Watergraafsmeer: Parks, community feel, and quiet residential character near Park Frankendael.
- Oostelijk Havengebied: Modern waterfront architecture with calmer streets than the tourist center.
These desirable Amsterdam neighborhoods tend to attract established professionals, families with children, and long-term residents who prioritize daily-life quality over nightlife or tourist proximity.
Local preferences in Amsterdam partially diverge from foreign investor targets: locals often prefer quieter, more residential areas, while foreign buyers frequently focus on central, photogenic neighborhoods that may be less practical for everyday living.
Which neighborhoods in Amsterdam have the best reputation among expat communities?
The Amsterdam neighborhoods with the strongest expat reputation are Zuidas and Prinses Irenebuurt, De Pijp (particularly Oude Pijp), Oud-West, Rivierenbuurt, and IJburg's Haveneiland and Steigereiland sections.
Expats prefer these Amsterdam neighborhoods for practical reasons:
- Zuidas and Prinses Irenebuurt: Walking distance to corporate offices and international schools.
- Oude Pijp: Vibrant restaurant scene and central location with good English-language services.
- Oud-West: Trendy amenities, parks, and quick access to the city center.
- Rivierenbuurt: Family-oriented with safer streets and accessible international schools.
- IJburg: Newer housing stock with more space for families at lower price points.
The expat profile in these popular Amsterdam neighborhoods skews toward corporate professionals on relocation packages in Zuidas, young international workers in De Pijp and Oud-West, and expat families seeking space in Rivierenbuurt and IJburg.
Which areas in Amsterdam do locals say are overhyped by foreign buyers?
The Amsterdam areas that locals most commonly consider overhyped by foreign buyers are De Wallen and the Oude Centrum core, parts of Grachtengordel along the main canals, and the most tourist-heavy sections of the Jordaan.
Locals believe these Amsterdam areas are overvalued for specific reasons:
- De Wallen and Oude Centrum: Constant tourist crowds, noise, and difficult daily logistics like parking.
- Grachtengordel main canals: Beautiful but premium prices ignore steep staircases and limited storage.
- Tourist-heavy Jordaan streets: Charming for visitors but crowded and noisy for actual residents.
Foreign buyers typically value the "postcard" aesthetic and central location of these Amsterdam areas, while locals prioritize practical concerns like parking, noise levels, and proximity to daily amenities over heritage charm.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Amsterdam.
Which areas in Amsterdam are considered boring or undesirable by residents?
The Amsterdam areas that residents most commonly describe as boring or undesirable are certain pockets of Nieuw-West away from main transit, parts of Noord distant from the ferry terminals, and some residential sections of Zuidoost far from metro stations.
Residents find these Amsterdam areas less appealing for practical reasons:
- Outer Nieuw-West (far Osdorp, Geuzenveld): Car-oriented postwar planning with fewer cafes and shops.
- Northern Noord away from ferries: Long commute times and limited nightlife or restaurant options.
- Remote Zuidoost residential blocks: Distance from metro makes daily errands time-consuming.
- Industrial-adjacent areas: Less green space and fewer community amenities.
These areas often offer the most affordable Amsterdam prices precisely because they lack the walkable amenities and transit connections that make other neighborhoods desirable, representing a clear price-lifestyle tradeoff.
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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) | Amsterdam's main broker association publishing official transaction statistics. | We used MVA data to anchor our citywide and neighborhood price per square meter figures. We extrapolated their Q2 2025 median into early 2026 estimates. |
| Municipality of Amsterdam Research & Statistics | The city's own statistics team with reproducible housing market data. | We used this dataset to verify official Amsterdam-level price baselines and WOZ valuations. We also used their timestamps to position our article accurately. |
| Statistics Netherlands (CBS) | The national statistics office with authoritative price index data. | We used CBS data to sanity-check whether Amsterdam's price trends match national turning points. We also used it to guide conservative early-2026 extrapolations. |
| Kadaster (Dutch Land Registry) | The primary transaction record keeper for all Dutch property sales. | We used Kadaster to validate transaction volume trends and investor activity patterns. We also used their data to explain composition effects in average prices. |
| Government.nl | Official Dutch government policy page for tax information. | We used this source to state the correct transfer tax rates as of January 2026. We treated it as the definitive source over secondary blogs. |
| Huurcommissie | The official rent adjudication body for Dutch regulated rent rules. | We used Huurcommissie guidance to explain how post-July-2024 rent regulations affect yield calculations. We built realistic yield expectations accounting for these caps. |
| Municipality of Amsterdam Erfpacht Pages | The city's official explanation of Amsterdam's unique ground lease system. | We used these pages to explain erfpacht as a critical Amsterdam-specific pricing factor. We also recommended the city's calculator tool for buyer due diligence. |
| Pararius Rental Reports | Major Dutch rental platform with methodology-driven market reports. | We used Pararius data to anchor rental market direction and tightness. We then applied neighborhood multipliers to generate specific rent range estimates. |
| Zuidasdok Project | Official project communication for one of the Netherlands' largest infrastructure investments. | We used Zuidasdok documentation to justify infrastructure-driven growth projections. We identified which nearby neighborhoods stand to benefit most from completion. |
| Amsterdam Open Data (Nieuwbouwplannen) | The city's official open-data catalog for housing construction pipelines. | We used this dataset to identify where new supply is coming and support our up-and-coming neighborhood claims with pipeline evidence. |
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