Date: July 16, 2025

Prices rise, homes sell faster and supply dries up

The housing market in Amsterdam North is in full swing. The square meter price continues to rise to over €7,300, homes are changing hands faster than last quarter, and buyers are outbidding, even on the segment below seven tons. At the same time, the number of transactions is dropping sharply: the right supply is lacking. North is no longer the 'affordable backyard of Amsterdam', but a serious, competitive market where smart buying and selling requires strategic timing.

Square meter price Amsterdam north rises +6.2% to €7,316 per m²

The figures from Q2 2025 speak volumes: the average square meter price in Amsterdam North rose to €7,316, up 6.2% from Q1 (€6,889) and even +9.7% compared to Q2 2024.

Compare with other parts of the city:

• Center: €9,945 per sq. ft.
• Old South: €9,725 per m²
• North: €7,316 per m²

Prewar homes recorded €9,132 per sq. m., underscoring how sought-after character properties are.
Post-war homes were at €6,635, but determined the majority of sales.

Transaction price drops slightly - why?

The average transaction price fell from €609,739 to €592,077. But that is not a sign of cooling. The cause? Relatively more smaller and post-war homes sold in Q2.

• Prewar (Q2): €688,819
• Postwar (Q2): €543,496

The square meter price is actually rising, confirming that buyers are paying more for less space. So North has not "gotten cheaper," but more intensely competitive in a smaller area.

Number of transactions down 23%: supply falls short

In Q1 2025, 174 homes still changed hands. In Q2 there were only 133: a decrease of 23%. Compared to Q2 2024 (236 sales), we are even talking about a halving.

But note that the lead time dropped from 44 to 37 days. That means: buyers are there, but the right supply is not. Especially in popular neighborhoods such as Van der Pek, Tuindorp and Overhoeks, there is pressure on the existing supply.

Overbidding rises to average 109% to 115.8% in prewar segment

The bidding pressure is mounting: whereas in Q1 bids averaged 108% of the asking price, in Q2 they are at 109%. Buyers see North less and less as "the cheap alternative" and more as a strategic choice within the city. For pre-war homes, the average bid is even 115.8% of the asking price.

So North is no longer a bargain market, but one in which buyers anticipate continued growth.

What does this mean for you as a buyer or seller?

Selling your home in North? Then this is the time

The combination of higher square footage prices, shorter sales times and solid overbids makes Q3 2025 an attractive selling moment. Do you have a well-appointed, smaller home? Then you're playing right into the biggest demand group.

Buying in North? Prepare for speed and competition

Waiting for "the good deal" is risky: the m² price is rising faster than the overall sales price is falling. Especially below €650,000, competition is stiff. Those who buy now, buy at the right time before North finally slides over the €7,500 per sqm mark.

Housing market expert Kaylee Römer born and raised in Noord speaks out

"The decline in the number of housing transactions in Amsterdam North is not a sign of reduced interest, but rather of market tension. We see a combination of factors: the available supply does not sufficiently match demand, prices are rising faster than many first-time buyers can keep up with, and some sellers are holding on waiting for even better offers. At the same time, hardly any new construction is being delivered affordably. The result? Many seekers, little supply, solid overbids, and a housing market that is under pressure, but definitely not cooling."

Buying or selling property in Amsterdam Noord?

From family homes to starter apartments, we know the neighborhoods, buyers and the price level per segment. With our neighborhood data and experience in Amsterdam North we ensure the right sales moment or a well-considered purchase. Take non-committal contact contact us.

Calculate easily your online home value through Amsterdam at Home Brokers.