Date: April 4, 2025

More and more investors are selling their rental properties in Amsterdam, a process known as "uitponden. This makes additional owner-occupied homes available, especially in the low/mid-rent segment. But does this mean that houses are getting cheaper? Or will competition remain high? In this blog you will discover what this trend means for owner-occupied homes in Amsterdam.

What is paring out?

Ponding out is the process by which rented properties are sold by investors to individuals. This often happens when rentals have become less profitable due to changed regulations and market conditions. This trend is clearly visible in Amsterdam, partly due to the introduction of the Affordable Rent Act, as a result of which landlords are achieving less return and decide to sell their properties.

Why do investors sell their rental properties?

• Stricter rent regulation: New laws, such as the Affordable Rent Act, make it less attractive to rent out homes, leading investors to decide to sell.
• Rising maintenance costs: Higher maintenance and preservation costs weigh on rental returns, contributing to the decision to sell.
• Buyback protection: Since 2022, buyout protection has been in effect in Amsterdam, preventing private investors from renting out homes below a certain WOZ value.
  

Impact on housing supply & housing market figures Amsterdam

Increase in available homes for sale Amsterdam: The sale of former rental properties is increasing the supply for individuals. According to a report by PropertyNL In the fourth quarter of 2024, the number of homes offered to the market by MVA brokers in the municipality of Amsterdam increased 6% from a quarter earlier, to 2,070 homes.

Impact on prices: Figures from Real Estate Journal show that the median asking price per m² in Amsterdam rose to €8,013 in the fourth quarter of 2024, up 0.4% from the previous quarter. Although more homes for sale are entering the market, demand remains high, ensuring that prices remain largely stable.

Learn more about the housing market figures of Amsterdam? Every quarter we publish a comprehensive report with an overview of the most important data of the housing market of Amsterdam. Request this report without obligation!

Opportunities for buyers in Amsterdam

The eviction of rental housing by investors in 2025 brings benefits to buyers. It has an impact on both housing supply and pricing, and may make the search for an owner-occupied home in Amsterdam a little more accessible.

More supply of homes for sale

• The sale of former rental properties increases the total number of available homes for sale, especially in the low/mid-rise segment.
• This increases the opportunity for buyers, such as first-time buyers and young families, to find affordable housing in neighborhoods where supply was previously scarce.
• In districts such as De Pijp, Oud-West, Amsterdam-Zuid and parts of Noord, more rental properties are being offered for sale than in previous years.

Less competition from investors

• Buyout protection allows investors to buy up fewer homes, giving individuals fairer opportunities.
• This means buyers are less likely to get into a bidding war with investors who previously bid massively above the asking price.

More low/mid-range housing available

• Until now, the supply in this segment (between €350,000 - €750,000) has been very limited. The wave of sales of rental properties is ensuring that more homes in this price range will become available.
• This is especially beneficial for first-time buyers and first-time buyers with good incomes, who previously had to compete with investors.

Price dampening effect due to wider supply?

• The sale of rental housing by investors is increasing the supply of owner-occupied housing in Amsterdam. In theory, this could have a price-dampening effect. However, despite these additional homes, the structural housing shortage remains large, so demand continues to outstrip supply. As a result, house prices continue to rise, albeit possibly at a more moderate pace than in previous years.

Challenges for buyers due to outpurchasing in Amsterdam

Many homes have overdue maintenance

Rental properties that have been rented by investors for years are often not well maintained. Buyers should consider renovation costs for such things as bathrooms, kitchens and insulation. A building inspection is essential.

Insecure split and leasehold structures

Many rental properties now being sold are in old rental complexes that have recently been split. This can lead to complex VvE structures, leasehold conditions or limited options for remodeling.

Possibly less room for negotiation than thought

Although investors sometimes want to sell quickly, this is not true for all homes. In sought-after neighborhoods, investors can keep prices high, forcing buyers to overbid as yet.

No ready-made entry-level homes

Many of the rental properties coming on the market are not turn-key. This means buyers must allow for time and money for modifications before they can move in. This is especially challenging for first-time buyers with limited budgets.

More supply, but not always in desired places

Pumping out takes place mostly in certain parts of Amsterdam, such as New West, North and parts of South, but less in the most desirable neighborhoods. As a result, buyers do not always get immediate access to their favorite location.

Conclusion: What does uitponden mean for buyers in Amsterdam?

The eviction of rental housing by investors in 2025 brings both opportunities and challenges for buyers in Amsterdam. On the one hand, it creates a larger housing supply, especially in the low/mid-rent segment, giving first-time buyers and move-up buyers more choice and less competition from investors. In addition, the additional supply can slow down price increases, although demand for owner-occupied homes still exceeds supply.

At the same time, there are challenges. Many of the former rental properties have overdue maintenance, are split with complex leasehold structures or are in less popular neighborhoods. In addition, bargaining power is limited in sought-after neighborhoods, where prices remain high due to sustained demand.

It is therefore essential for buyers to enter the market well prepared. A building inspection, an understanding of VvE constructions and a strong negotiation strategy are necessary to make a smart purchase.

Do you want to know what opportunities there are for you on the Amsterdam property market? Amsterdam at Home Makelaars will gladly help you with independent advice and a customized strategy. Contact us for an informal talk and discover your possibilities!

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