As of June 2026, buying an apartment in Amsterdam is still expensive, but the market is easier to read if you focus on price per square meter, buyer costs, VvE fees and the difference between cheaper outer districts and prime central neighborhoods.
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We constantly update this blog post so the Amsterdam apartment prices, taxes and buyer-cost estimates stay as close as possible to the June 2026 market.
For a foreign buyer, the main number to remember is not only the purchase price, because Amsterdam closing costs, VvE fees and energy costs change the real budget.
Amsterdam remains one of the most expensive apartment markets in the Netherlands, but the gap between neighborhoods is large enough to change what a buyer can afford.
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.
Insights
- Amsterdam apartment prices in 2026 look softer by total ticket, but price per m² remains high because more smaller ex-rental flats are being sold.
- A realistic median apartment price in Amsterdam in June 2026 is about €480,000, or about $555,000, which keeps many buyers close to the starter-exemption ceiling.
- Amsterdam’s citywide apartment price is roughly €8,700/m² in 2026, but Zuidoost and Weesp can be almost half the price of prime Zuid or the canal belt.
- For a foreign owner-occupier, a €500,000 Amsterdam apartment usually needs more than €500,000 of budget because taxes, notary, mortgage and broker costs sit on top.
- The cheapest Amsterdam apartment areas in 2026 are not always the worst choice, because Nieuw-West, Zuidoost and parts of Noord still offer better space per euro.
- New-build apartments in Amsterdam are usually more expensive per m², but the comparison is tricky because many new-build homes are sold vrij op naam.
- VvE fees matter more in Amsterdam than in many newer cities because old buildings can hide roof, façade, foundation and energy-upgrade costs.
- Amsterdam property tax itself is low compared with the purchase price, but the full local-tax bill is much higher once waste, sewer and water-board charges are included.
- A buyer looking for a one-bedroom apartment in Amsterdam in 2026 should not think only in neighborhoods, because building condition and VvE reserves can change the real cost.
How much do apartments really cost in Amsterdam in 2026?
What's the average and median apartment price in Amsterdam in 2026?
As of June 2026, a realistic average apartment price in Amsterdam is about €520,000 in local currency, about $600,000, or €520,000 in EUR, while the median Amsterdam apartment is closer to €480,000, about $555,000, or €480,000 in EUR.
The better benchmark is price per square meter, and Amsterdam apartments in June 2026 are roughly €8,700/m², about $10,100/m², or about €810/ft², about $935/ft², with the same value expressed in EUR because the local currency is the euro.
For most standard apartments in Amsterdam in 2026, the normal price range is about €325,000 to €850,000, about $375,000 to $985,000, or €325,000 to €850,000 in EUR, depending mainly on size, district, building condition and VvE strength.
How much is a studio apartment in Amsterdam in 2026?
As of June 2026, a typical studio apartment in Amsterdam costs about €330,000 in local currency, about $380,000, or €330,000 in EUR, if the studio is not in the cheapest district and not in a prime canal-belt location.
For entry-level to mid-range studios in Amsterdam in 2026, a realistic range is €250,000 to €425,000, about $290,000 to $490,000, or €250,000 to €425,000 in EUR, while luxury or prime central studios often reach €425,000 to €550,000, about $490,000 to $635,000.
Most Amsterdam studios in 2026 are roughly 28 to 40 m², so a small difference in location can add a large amount to the total price because the price per m² is so high.
How much is a one-bedroom apartment in Amsterdam in 2026?
As of June 2026, a typical one-bedroom apartment in Amsterdam costs about €475,000 in local currency, about $550,000, or €475,000 in EUR, for a normal home in a solid but not ultra-prime area.
For entry-level to mid-range one-bedroom apartments in Amsterdam in 2026, the realistic range is €320,000 to €650,000, about $370,000 to $750,000, or €320,000 to €650,000 in EUR, while high-end one-beds in Jordaan, Centrum, Oud-Zuid or the canal belt can reach €650,000 to €850,000, about $750,000 to $985,000.
A normal Amsterdam one-bedroom apartment in 2026 is usually about 45 to 60 m², which explains why two flats with similar prices can feel very different when one is central and tiny and the other is farther out but larger.
How much is a two-bedroom apartment in Amsterdam in 2026?
As of June 2026, a typical two-bedroom apartment in Amsterdam costs about €650,000 in local currency, about $750,000, or €650,000 in EUR, for a practical apartment in a decent but not prime neighborhood.
For entry-level to mid-range two-bedroom apartments in Amsterdam in 2026, the realistic range is €430,000 to €800,000, about $500,000 to $925,000, or €430,000 to €800,000 in EUR, while high-end two-beds in Oud-Zuid, De Pijp, Jordaan, Centrum and the canal belt often cost €800,000 to €1.15 million, about $925,000 to $1.33 million.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Amsterdam.
How much is a three-bedroom apartment in Amsterdam in 2026?
As of June 2026, a typical three-bedroom apartment in Amsterdam costs about €925,000 in local currency, about $1.07 million, or €925,000 in EUR, for a family-sized apartment outside the very top addresses.
For entry-level to mid-range three-bedroom apartments in Amsterdam in 2026, the realistic range is €600,000 to €1.15 million, about $695,000 to $1.33 million, or €600,000 to €1.15 million in EUR, while luxury three-beds in Zuid, Centrum, Oud-West and the canal belt often cost €1.15 million to €1.8 million or more, about $1.33 million to $2.08 million.
Most three-bedroom apartments in Amsterdam in 2026 are roughly 90 to 120 m², so the total price rises quickly when a buyer wants family space near parks, international schools, canals or major tram lines.
What's the price gap between new and resale apartments in Amsterdam in 2026?
As of June 2026, new-build apartments in Amsterdam usually sell for about 5% to 15% more than comparable resale apartments, although the gap can be smaller in outer development areas and larger when the resale alternative needs major renovation.
A fair June 2026 estimate for new-build apartments in Amsterdam is about €9,000 to €10,500/m² in local currency, about $10,400 to $12,150/m², or €9,000 to €10,500/m² in EUR.
For resale apartments in Amsterdam in 2026, a realistic citywide estimate is about €8,400 to €9,100/m² in local currency, about $9,700 to $10,500/m², or €8,400 to €9,100/m² in EUR, but older buildings can still be expensive if the location is prime.
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Can I afford to buy in Amsterdam in 2026?
What's the typical total budget (all-in) to buy an apartment in Amsterdam in 2026?
As of June 2026, a buyer should expect a standard Amsterdam apartment to need an all-in budget of about €555,000 in local currency, about $640,000, or €555,000 in EUR, based on a roughly €520,000 average apartment plus normal buyer costs.
This all-in Amsterdam budget usually includes the purchase price, transfer tax if due, notary fees, Kadaster registration, mortgage advice, valuation, technical inspection, broker fees and a cash buffer if the accepted offer is above the lender’s valuation.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Amsterdam property pack.
What down payment is typical to buy in Amsterdam in 2026?
As of June 2026, a realistic foreign buyer should have 8% to 15% of the purchase price in cash, so a €500,000 Amsterdam apartment often needs €40,000 to €75,000, about $46,000 to $87,000, or €40,000 to €75,000 in EUR.
The minimum down payment can be close to 0% of the appraised property value because Dutch lenders can often finance up to 100% of the value, but buyer costs and any overbid above valuation usually need cash.
A safer down payment for Amsterdam in 2026 is 10% to 15%, because this gives a buyer room for closing costs, a bidding gap, moving costs and a stronger mortgage file.
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Which neighborhoods are cheapest or priciest in Amsterdam in 2026?
How much does the price per m² for apartments vary by neighborhood in Amsterdam in 2026?
As of June 2026, apartment prices in Amsterdam vary from about €5,000 to more than €14,000/m² in local currency, about $5,800 to more than $16,200/m², or €5,000 to more than €14,000/m² in EUR, depending on neighborhood, building quality and size.
The most affordable Amsterdam apartment areas in 2026 include Zuidoost, Bijlmer, Gaasperdam, Holendrecht, Weesp, Osdorp, Slotermeer and parts of deeper Noord, where typical prices are about €5,000 to €7,500/m², about $5,800 to $8,700/m², or €5,000 to €7,500/m² in EUR.
The most expensive Amsterdam apartment areas in 2026 include Grachtengordel, Jordaan, Museumkwartier, Apollobuurt, Oud-Zuid and the Vondelpark area, where typical prices are about €10,000 to €14,000/m², about $11,600 to $16,200/m², or €10,000 to €14,000/m² in EUR.
What neighborhoods are best for first-time buyers on a budget in Amsterdam in 2026?
As of June 2026, the top three Amsterdam areas for first-time buyers on a budget are Osdorp, Bijlmer-Centrum and Buikslotermeer, because these areas still offer lower entry prices than West, Zuid and Centrum.
In these budget-friendly Amsterdam neighborhoods, a realistic apartment price range in 2026 is about €275,000 to €550,000 in local currency, about $320,000 to $635,000, or €275,000 to €550,000 in EUR, depending on size and condition.
Osdorp offers more space and green areas, Bijlmer-Centrum offers strong metro access and lower prices, and Buikslotermeer gives buyers a Noord location without the highest waterfront premiums.
The main trade-off is that some budget-friendly Amsterdam apartments have weaker resale liquidity, less central lifestyle appeal, older building stock or VvE maintenance risk.
Which neighborhoods have the fastest-rising apartment prices in Amsterdam in 2026?
As of June 2026, the Amsterdam areas with the strongest catch-up potential are Bijlmer-Centrum, Osdorp and Buiksloterham/NDSM, because these locations combine relative affordability, improving amenities and spillover from more expensive districts.
A reasonable 2026 estimate is that apartment prices in these fast-appreciating Amsterdam areas are rising by about 4% to 8% year over year, although exact neighborhood figures can move sharply when only a small number of homes sell.
The main growth driver is not one single project, because Amsterdam price growth is being pushed by affordability pressure, public-transport access, regeneration in Noord and buyer spillover from central and western neighborhoods.
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What extra costs will I pay on top of the apartment price in Amsterdam in 2026?
What are all the buyer closing costs when you buy an apartment in Amsterdam?
For a typical €500,000 Amsterdam apartment in 2026, buyer closing costs are usually about €25,000 to €35,000 in local currency, about $29,000 to $40,000, or €25,000 to €35,000 in EUR, if the buyer is an owner-occupier and does not use the starter exemption.
The main Amsterdam closing-cost categories are transfer tax, notary fees, Kadaster registration, mortgage advice, mortgage deed, valuation, technical inspection, bank guarantee and a buying agent if the buyer uses one.
The largest closing cost is usually transfer tax, because the standard owner-occupier rate is 2% unless the buyer qualifies for the first-time buyer exemption.
Some Amsterdam costs can vary, especially buying-agent fees, mortgage advice, inspection scope and notary quotes, but transfer tax is set by national law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Amsterdam?
For an Amsterdam resale apartment in 2026, owner-occupiers should usually budget about 5% to 7% of the purchase price for closing costs if transfer tax applies.
The realistic low-to-high range is about 2.5% to 4.5% for starter-exemption buyers, 5% to 7% for normal owner-occupier resale purchases, 2% to 3.5% for many new-build purchases and 10% to 13% for second homes or buy-to-let apartments.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Amsterdam.
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What are the ongoing monthly and yearly costs of an apartment in Amsterdam in 2026?
What are typical HOA fees in Amsterdam right now?
HOA fees are common for Amsterdam apartments because Dutch apartment buildings usually have a VvE, and a typical monthly VvE fee in 2026 is about €150 to €350 in local currency, about $175 to $405, or €150 to €350 in EUR.
For Amsterdam apartments in 2026, basic buildings may charge about €80 to €160 per month, about $95 to $185, while larger buildings, lift buildings or luxury complexes can charge €300 to €600 per month, about $350 to $695, with the same euro amount shown in local currency and EUR.
What utilities should I budget monthly in Amsterdam right now?
For a normal Amsterdam apartment in 2026, a sensible monthly utility budget is about €220 to €330 in local currency, about $255 to $380, or €220 to €330 in EUR, including energy, water and internet.
A small, efficient Amsterdam apartment may sit closer to €170 per month, about $200, while an older gas-heated apartment can reach €400 per month, about $460, especially in winter or with poor insulation.
This Amsterdam utility budget usually includes gas, electricity, water, internet and sometimes TV or mobile extras, depending on how the buyer sets up contracts after moving in.
Energy is usually the most expensive utility for Amsterdam apartment owners, especially when the apartment still depends on gas heating and has a weak energy label.
How much is property tax on apartments in Amsterdam?
For a typical Amsterdam apartment in 2026, annual owner property tax is roughly €250 to €300 in local currency, about $290 to $350, or €250 to €300 in EUR, if the WOZ value is near €500,000.
Amsterdam OZB for owners is calculated as a percentage of the WOZ value, and a practical 2026 estimate is about 0.0527% of the WOZ value per year.
For Amsterdam apartments in 2026, a realistic OZB range is about €160 to €530 per year, about $185 to $615, or €160 to €530 in EUR, for WOZ values from roughly €300,000 to €1 million.
What's the yearly building maintenance cost in Amsterdam?
For apartment owners in Amsterdam in 2026, yearly building maintenance is usually embedded in VvE fees and often equals about €1,800 to €4,000 per year in local currency, about $2,100 to $4,600, or €1,800 to €4,000 in EUR for a normal apartment.
The realistic range is about €1,000 to €2,000 per year for a small apartment, €1,800 to €4,000 for a normal apartment and €3,000 to €6,000 or more for an older, larger or maintenance-heavy Amsterdam building.
Amsterdam building maintenance usually covers shared repairs, roof work, façade work, stairwells, lifts, insurance, cleaning, administration and reserves for future major works.
In most Amsterdam apartment buildings, maintenance costs are not a separate monthly bill because the VvE fee collects the money, but special assessments can still appear when reserves are too low.
How much does home insurance cost in Amsterdam?
For an Amsterdam apartment owner in 2026, personal home insurance usually costs about €180 to €420 per year in local currency, about $210 to $485, or €180 to €420 in EUR, excluding building insurance already paid through the VvE.
A realistic annual range is about €100 to €250 for basic contents cover and about €250 to €600 for stronger cover, higher-value contents or an older central Amsterdam apartment with more risk.
Contents insurance is usually optional for Amsterdam apartment owners, but building insurance is normally arranged through the VvE and mortgage lenders usually expect the building to be properly insured.
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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 this source matters | How we used it |
|---|---|---|
| CBS house price index | CBS is the Dutch national statistics office and works with Kadaster transaction records. | We used it to anchor national price momentum into June 2026. We treated it as a macro control, not a neighborhood source. |
| CBS new and existing dwellings table | This is the official Dutch index for new-build and existing dwellings bought by households. | We used it to estimate the new-versus-resale gap. We cross-checked it because Amsterdam new-build supply is local and uneven. |
| CBS regional existing-home data | This table links price indices and transactions to Dutch regions. | We used it to check Amsterdam and regional direction. We avoided using average selling price as a perfect price-growth measure. |
| Kadaster woningmarkt cijfers | Kadaster is the Dutch land registry and records actual completed sales. | We used it as a transaction-price reality check. We did not rely on listing prices where official sales data was available. |
| Amsterdam Onderzoek en Statistiek woningmarkt | This is the City of Amsterdam’s official research and statistics department. | We used it for Amsterdam-specific ownership, transaction and district price patterns. We relied on it for district-level price-per-m² differences. |
| Amsterdam O&S quarterly housing article | It publishes official city-level housing figures by stadsdeel. | We used it to benchmark Amsterdam’s average price per m². We then translated district data into neighborhood examples. |
| Wonen in Amsterdam 2025 factsheet | This is Amsterdam’s major official housing survey and ownership report. | We used it to understand owner-occupation and buyer cash pressure. We also used it to frame affordability for recent buyers. |
| Makelaarsvereniging Amsterdam Q1 2026 | MVA provides current Amsterdam broker transaction data. | We used it to update official data to early 2026. We used it cautiously because broker samples are not full registrations. |
| MVA housing reports | MVA publishes quarterly Amsterdam reports by municipality and district. | We used the reports to check prices, supply and district differences. We used them as a current-market layer. |
| NVM market information | NVM is the Netherlands’ largest real estate broker association. | We used it to cross-check transaction speed, supply and price direction. We did not use it alone for official price levels. |
| Dutch Government transfer tax | This is the official national government source for transfer tax rates. | We used it for the 2% owner-occupier rate and 8% non-main-residence rate. We applied those rates to Amsterdam apartment budgets. |
| Rijksoverheid starter exemption | This official page explains the Dutch first-time buyer exemption. | We used it for the €555,000 starter-exemption ceiling in 2026. We separated this case from normal owner-occupier purchases. |
| Belastingdienst transfer tax | Belastingdienst is the Dutch tax authority. | We used it to verify how transfer tax applies in practice. We cross-checked it with the English Government.nl page. |
| Amsterdam property tax | This is the official municipality page for Amsterdam OZB property tax. | We used it to explain owner property tax. We supplemented it with 2026 tariff examples where needed. |
| COELO-based Amsterdam local charges | It compiles municipal charges from COELO and water-board data. | We used it for practical 2026 local-tax examples. We treated it as a convenience source, not a legal source. |
| CBS average energy prices | CBS publishes official Dutch consumer gas and electricity price data. | We used it to estimate 2026 energy costs. We adjusted national data for smaller Amsterdam apartments and older gas-heated homes. |
| CBS 2026 energy-bill estimate | CBS provides an official national estimate for household energy bills. | We used it as a national utilities benchmark. We adjusted it because Amsterdam apartments are often smaller than the national average home. |
| VvE.nl apartment-owner cost guide | VvE.nl specializes in Dutch apartment-owner associations. | We used it to explain what VvE fees cover. We combined it with Amsterdam apartment sizes to estimate monthly costs. |
| ABN AMRO purchase-cost guide | ABN AMRO is a major Dutch mortgage lender with expat mortgage services. | We used it to estimate mortgage-related buyer costs. We cross-checked it against official tax rules and market practice. |
| European Central Bank EUR/USD reference rate | The ECB publishes official euro foreign-exchange reference rates. | We used it to convert Amsterdam euro prices into simple US dollar estimates. We rounded conversions for readability. |
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