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's real estate market in June 2025 shows a stabilizing pattern with prices averaging €7,963 to €8,429 per square meter, reflecting modest growth compared to last year.
The market has shifted from the frenzied pace of recent years to a more balanced environment where buyers have more negotiating power and first-time buyers are increasingly active, now representing nearly half of all transactions.
If you want to go deeper, you can check our pack of documents related to the real estate market in the Netherlands, based on reliable facts and data, not opinions or rumors.
Amsterdam's property market is experiencing a correction phase with average prices around €664,000-€681,469, down 3% from late 2024, while transaction volumes are up 26% year-on-year.
Government policies favoring owner-occupiers over investors, combined with mortgage rates at 3.5%-4.5%, are reshaping the market dynamics and creating more opportunities for first-time buyers.
| Market Indicator | Current Status | Year-on-Year Change |
|---|---|---|
| Average Price per m² | €7,963 - €8,429 | +0.7% to +3% |
| Average Selling Price | €664,000 - €681,469 | -3% (Q1 2025) |
| Transaction Volume | 2,865 homes (recent quarter) | +26% |
| Mortgage Rates | 3.5% - 4.5% | Stabilized |
| Average Days on Market | 48 days | +16 days |
| First-time Buyer Share | 47% | Increasing |
| Rental Yields | 3.5% - 4% | Declining |
What's the current price per square meter in Amsterdam compared to last year?
The average price per square meter in Amsterdam currently ranges from €7,963 to €8,429.
This represents a modest increase of 0.7% to 3% compared to the same period last year when prices ranged from €7,904 to €8,166 per square meter. While this shows an upward trend on an annual basis, recent months have displayed more volatility.
The Amsterdam residential market has shown resilience despite broader economic uncertainties, maintaining its position as one of Europe's most expensive property markets.
Central neighborhoods like Jordaan and Grachtengordel continue to command premium prices, often exceeding €10,000 per square meter for prime properties.
These figures reflect Amsterdam's ongoing appeal to both domestic and international buyers, though the pace of price growth has significantly moderated from the double-digit increases seen in previous years.
Have Amsterdam home prices increased or decreased in the past 18 months?
Amsterdam home prices have experienced a volatile pattern with overall modest growth over the past 18 months.
After reaching peaks above €700,000 at the end of 2024, average selling prices dropped to €664,000-€681,469 in Q1 2025, marking a 3% quarterly decline. This correction follows a period of recovery in mid-2024 when prices had rebounded from an earlier dip.
The Amsterdam property market showed strong growth throughout most of 2024, with prices climbing steadily before the recent correction. This pattern suggests a market finding its equilibrium after years of rapid appreciation.
The overall trend over 18 months remains slightly positive on an annual basis, though recent volatility indicates the market may be transitioning to a more sustainable growth pattern.
How do current transaction volumes compare to last year?
Transaction volumes in Amsterdam have surged significantly, with a 26% increase compared to last year.
Recent data shows 2,865 homes sold in Amsterdam in the latest quarter, up from 2,228 in the previous quarter. This uptick reflects renewed confidence in the market despite price volatility.
Nationally, the Netherlands saw a 13% year-on-year increase in transactions, with Amsterdam outperforming the national average. This surge in activity suggests buyers are taking advantage of improved market conditions and increased inventory.
It's something we analyze in detail in our Netherlands property pack.
The increased transaction volume indicates a healthier, more liquid market compared to the constrained conditions of previous years when limited supply severely restricted sales activity.
Is buyer demand strengthening or weakening in Amsterdam?
Buyer demand in Amsterdam remains strong but has become notably more selective and cautious.
First-time buyers are particularly active, now accounting for 47% of all transactions in Q4 2024, up from previous periods. However, the frenzied overbidding that characterized the market in recent years has largely disappeared.
Properties now stay on the market for an average of 48 days, compared to just 32 days last year, indicating buyers are taking more time to make decisions. This shift reflects a more balanced market where buyers feel less pressure to make rushed offers.
The Amsterdam residential market continues to attract strong interest from both local and international buyers, but the dynamics have shifted from a seller's market to a more balanced environment where negotiation is possible.
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How are mortgage rates affecting Amsterdam's property market?
Current mortgage rates in the Netherlands range from 3.5% to 4.5%, significantly impacting market dynamics.
These rates have stabilized after a period of increases in 2023-2024 that dampened borrowing capacity and slowed price growth. The stabilization has improved affordability for some buyers, particularly when combined with increased salaries.
Higher rates compared to the ultra-low levels of previous years mean buyers can borrow less, which has contributed to the moderation in price growth. A buyer who could previously afford a €700,000 property might now qualify for only €650,000 at current rates.
Despite higher rates, the Amsterdam property market remains resilient due to fundamental supply-demand imbalances and the city's continued economic attractiveness.
The impact of rates is most pronounced in the entry-level segment, where buyers are more sensitive to monthly payment changes.
Is housing inventory increasing or decreasing?
Housing inventory in Amsterdam is modestly increasing, primarily due to investor sell-offs prompted by new regulations.
| Inventory Source | Current Trend | Impact on Market |
|---|---|---|
| Investor Properties | Increasing listings | More owner-occupied homes available |
| New Construction | Still insufficient | Ongoing supply shortage |
| Existing Homes | Slightly more listings | Better buyer choice |
| Central Amsterdam | Very tight supply | Prices remain high |
| Suburban Areas | Improving availability | More negotiation room |
| Rental Conversions | Accelerating | Boosting for-sale inventory |
| Overall Market | Growing but still tight | Gradual market rebalancing |
Are sellers achieving asking prices or accepting discounts?
The era of routine overbidding in Amsterdam has largely ended, with more properties selling at or below asking price.
Apartments in particular are increasingly sold at discounts, marking a significant shift from the competitive bidding wars of recent years. This change is most pronounced in less central areas where buyer competition has eased considerably.
Central neighborhoods still see some competition, but even prime locations are experiencing longer selling times and more price negotiations. Sellers who price realistically are achieving sales, while those with inflated expectations face extended marketing periods.
This trend is explored further in our Netherlands property pack.
The shift represents a healthier market dynamic where buyers can conduct proper due diligence without the pressure of immediate overbidding.
Which property segments are most active right now?
The entry-level segment dominates Amsterdam's current market activity, driven by first-time buyers.
These buyers, representing nearly half of all transactions, are primarily targeting properties under €500,000, though such options are limited in central Amsterdam. Mid-range properties between €500,000 and €800,000 also see steady demand from upgrading families.
The luxury segment above €1 million remains active but less frenzied than during the pandemic boom. International buyers continue to show interest in premium properties, particularly in prestigious neighborhoods.
New developments attract strong interest despite limited supply, with buyers willing to wait for quality new construction that offers modern amenities and energy efficiency.
The rental investment segment has cooled significantly due to regulatory changes, shifting focus to owner-occupied properties.
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 Amsterdam neighborhoods show the strongest activity?
Central Amsterdam neighborhoods continue to dominate market activity despite higher prices.
- Jordaan and Grachtengordel remain the most sought-after areas, with prices often exceeding €10,000 per square meter for prime properties
- Oud-Zuid attracts families seeking spacious homes near excellent schools and parks
- De Pijp appeals to young professionals with its vibrant atmosphere and relatively more affordable options
- Amsterdam Noord is experiencing rapid growth as buyers seek value and new developments across the IJ
- Oost (East) offers a middle ground with good transport links and more reasonable prices than the center
How are government policies shaping the current market?
Government interventions are fundamentally reshaping Amsterdam's property market to favor owner-occupiers.
Stricter rent controls have reduced rental yields to 3.5%-4%, prompting many small landlords to exit the market. This exodus increases the supply of homes available for purchase, benefiting first-time buyers.
Higher transfer taxes for investors and new capital gains taxes on rental property sales further discourage investment purchases. These policies aim to improve affordability for residents seeking to buy their own homes.
The municipality has also implemented stricter regulations on short-term rentals, further reducing investor appeal and freeing up more properties for permanent residents.
These combined measures represent a significant shift in Dutch housing policy, prioritizing homeownership over rental investment.
Are rental yields attracting investors or driving them away?
Current rental yields of 3.5%-4% in Amsterdam are driving many investors to exit the market.
| Investor Type | Current Activity | Market Impact |
|---|---|---|
| Small Landlords | Selling properties | Increased supply for buyers |
| Institutional Investors | Selective purchasing | Focus on new developments |
| Foreign Investors | Reduced interest | Less competition for locals |
| Buy-to-Let Investors | Exiting market | More owner-occupied homes |
| Student Housing Investors | Still active | Niche market remains viable |
What's the 3-6 month outlook for Amsterdam's property market?
Amsterdam's property market is expected to stabilize or show modest growth over the next 3-6 months.
Most forecasts predict price stabilization after the recent correction, with potential for slight increases as the market finds equilibrium. Transaction volumes will likely remain strong, supported by continued first-time buyer activity and ongoing investor exits.
The combination of stable mortgage rates, increased inventory, and strong fundamental demand suggests a balanced market ahead. However, any significant economic shocks or interest rate changes could alter this trajectory.
The details of this outlook are covered comprehensively in our Netherlands property pack.
As we reach mid-2025, Amsterdam's market appears to be transitioning from rapid growth to sustainable appreciation, offering opportunities for well-informed buyers.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Amsterdam's real estate market in June 2025 presents a more balanced environment than seen in recent years, with opportunities for both buyers and sellers who understand current dynamics.
The shift from a seller's to a more balanced market, combined with government policies favoring owner-occupiers, creates favorable conditions for those looking to purchase their primary residence in Amsterdam.
Sources
- Global Property Guide - Netherlands Price History
- Walter Living - Amsterdam Housing Market
- BRXS - Amsterdam Housing Market Analysis
- Makelaar Amsterdam - Housing Market Report
- Rabobank - Dutch Housing Market Quarterly
- ABN AMRO - House Price Forecast 2025-2026
- Dutch News - Apartment Sales and Overbidding Trends
- Investropa - Amsterdam Real Estate Trends
- NL Times - First-time Buyers and Landlord Exits
- Global Property Guide - Netherlands Rental Yields