By 2025, the Amsterdam housing market will no longer show stagnating or falling prices, but rather a stable to slightly rising picture. In Q3 2025, the average price per square meter in Amsterdam will be 4.7% higher than in Q3 2024. This indicates that underlying demand remains strong, despite the changed market conditions.
The expectation for the development of house prices in Amsterdam in 2026is that house prices will continue to rise slightly, but not at the same pace as in the years prior to 2022. The main reasons for this are a combination of supply and demand factors that partially counteract each other, but ultimately create a moderate upward price pressure when balanced. There are a number of factors influencing the market:
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Interest rates: Interest rates remain a determining factor for borrowing capacity. At the same time, we see that the market has adjusted: the average transaction price in Q3 2025 is around €697,664, which indicates stability with slight upward pressure.
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Supply shortage: the housing shortage and limited new construction are keeping pressure on prices. Additional supply through sale of individual units is more likely to increase turnover than to cause structural price declines.
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Inflation and economy: purchasing power and economic uncertainty determine how much room buyers have, but Amsterdam remains attractive for broad demand (including urban movers and international buyers).
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Overbidding: The market will be slightly less hectic in 2025 than in previous years: the average turnaround time will be 54 days in Q3 2025. Overbidding remains common, but appears to be declining somewhat: in Q3 2025, levels are around 107–108%, and there is 1.02% less overbidding than in Q2 2025.
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Regulatory changes: policies on rentals, buy-out protection, and tax measures continue to influence supply (particularly apartments) and thus price developments. Our conclusion: we expect Amsterdam to see mainly limited price increases or stabilization towards 2026. There will be no repeat of the extreme growth years, but also no widespread decline: the outcome will depend heavily on interest rates, the pace of divestment/new supply, and economic development.
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Amsterdam housing market The 5 main pillars
To provide you with the right and best advice, we use the 5 most important pillars. We are the authority on Amsterdam housing market data. Why do we claim to be the authority on Amsterdam housing market data? We are the only real estate agent in Amsterdam that provides quarterly insight into market data of your region through our quarterly reports. But we now go one step further by providing you with actual and unique market data of Amsterdam as a whole. The graphs are snapshots, the figures are 100% up to date!
1. WHAT IS THE AVERAGE SQUARE METER PRICE IN AMSTERDAM?
The average price you currently pay for one square meter in Amsterdam is €7963, according to the latest figures. At this time last year, you paid an average of €7904 for one square meter in Amsterdam. That's a difference of 0.7% from the previous year.
2. 'HOUSE PRICES AMSTERDAM' WHAT DO YOU PAY ON AVERAGE?
Buying a property in Amsterdam? The real average of house prices is currently €707420. This time last year, the price you paid for a house in Amsterdam was still €691232. A difference of 2.3%...
3. HOW MANY HOUSING TRANSACTIONS WERE MADE IN AMSTERDAM THIS YEAR?
In 2025, the number of housing transactions in Amsterdam will be 155. On this date last year, the number of housing transactions was 866. The number of transactions shows how busy the housing market is compared to last year. Currently, supply is so low that the number of transactions is lagging behind last year.
4. WHAT IS OVERBID ON AVERAGE IN AMSTERDAM?
In Q3 2025, the average price paid for a house in Amsterdam will be 101.0% of the asking price. Last year, during the same period, 111.2% of the asking price was paid for a house in Amsterdam. Overbidding is and remains the norm.
5. WHAT IS THE AVERAGE TURNAROUND TIME IN AMSTERDAM?
The average lead time for a home on the Amsterdam housing market this year is 48 days. Last year it was about 32 days. It seems that the housing market is going back to its old state.
BUYOUT PROTECTION GOOD FOR THE HOUSING MARKET IN AMSTERDAM?
The buy-up protection remains a relevant instrument in Amsterdam. After purchasing a home, the buyer may not rent it out for the first four years, provided it was already a rental property. This discourages investors, as it were. This measure aims to prevent investors from buying up cheap and medium-priced homes en masse, thereby ensuring that more homes remain available for owner-occupancy. At the same time, this measure can have unintended side effects: a reduced supply of rental properties in the private sector, which in turn puts pressure on rents and housing elsewhere.
DIFFERENCES BETWEEN HOUSE TYPES AND PRICE RANGES ARE INCREASING
Whereas in previous years the market moved broadly, we now see greater differences per housing type and price range. Apartments and family homes in popular neighborhoods remain particularly sought after, while the higher segment and less popular homes are more sensitive to interest rates, maintenance, and energy performance. Energy labels are also playing an increasingly important role in affordability and financing, which affects the final sale price and room for negotiation.
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MORTGAGE RULES AND NHG: MORE "ACCESS" FOR SOME BUYERS
On the financing side, interest rates remain important, but mortgage rules and the NHG limit also determine how much people can buy. For 2026, the NHG limit will rise to €470,000 (and higher if co-financing is provided for energy-saving measures).
This could give first-time buyers and buyers in the lower/middle segment a little extra breathing room, which could support local competition, especially in neighborhoods where many homes fall around that limit.
NEW CONSTRUCTION LAGS BEHIND DUE TO NITROGEN AND NETWORK CONGESTION
Structurally, new construction in and around Amsterdam continues to lag behind demand. Two inhibiting factors that are becoming increasingly common are nitrogen (legal scope/permit issuance) and grid congestion (connection capacity to the power grid). In 2025, the national government published analyses on nitrogen and building permits, which describe how larger housing projects in particular could be affected. In addition, grid congestion in 2025/2026 is an explicit risk to the pace of housing construction and connectivity. For Amsterdam, this means that even if plans are in place, implementation may be slower, which will prolong the housing shortage and price pressure.
How current interest rates are affecting the Amsterdam housing market
Interest rates remain an important factor for the Amsterdam housing market, as higher monthly costs mean buyers can borrow less than during the period of extremely low interest rates. At the same time, we see that the market will have largely adjusted by 2025. Instead of a broad downward pressure on prices, price developments are once again visible in Amsterdam: the average price per square meter in Q3 2025 was 4.7% higher than in Q3 2024, and the average transaction price in Q3 2025 was around €697,664. This has a direct effect if you want to sell a house in Amsterdam.
However, interest rates are causing buyers to behave differently. Buyers are more critical, calculate more carefully, and negotiate more often. This is reflected in a slower process: the average turnaround time increased to 54 days in Q3 2025. More buyers are also opting for flexibility in their fixed-interest period (e.g., 5–10 years) in the expectation that interest rates may be more favorable later on.
It is important to emphasize that we are no longer in a phase of "rapidly rising interest rates." In December 2025, the ECB kept the deposit rate at 2%. As a result, mortgage interest rates in 2025/2026 are more likely to be stable or slightly declining than skyrocketing, which supports the market.
HOW WE DISTINGUISH OURSELVES AS AN NVM BROKER IN THE AMSTERDAM HOUSING MARKET
We distinguish ourselves as NVM brokers through our unique data reports of the Amsterdam housing market. As brokers, we meet several strict educational and quality requirements. The association of NVM brokers has a membership of around 4000 brokers. Also within this group of brokers we distinguish ourselves by our data-oriented approach. In addition, together with 54 other brokers, we are affiliated with Qualis.
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