Date: October 14, 2025

After years of heated bidding, Amsterdam's housing market within the ring road seems to be slowly recovering. The extreme tension is out, but that does not mean that the dynamism has disappeared, quite the contrary. Our analysis of the third quarter of 2025 shows that the market is getting better and better balanced, although the struggle for the right home remains intense.

Price per segment: small but expensive, large even more expensive

Those who think that price per square meter decreases with higher price ranges will be deceived. Instead, the sq. ft. price increases with each segment:

• Homes up to €500,000 cost an average of €9,171 per sq. ft. (average size 48 sq. ft.)
• The middle segment (€500,000 - €1,000,000) sits at €9,572 per sq. ft. (average 74 sq. ft.)
• In the luxury segment (above €1 million), the price rises to €10,282 per sq. m., with an average area of 185 sq. m.

The price increase between the lowest and highest segments is about 12%, showing that buyers remain willing to pay for space, location and quality.

Overbidding: a two-speed market

Below €1 million, the pressure is still high. As many as 74.2% of all transactions in this segment are sold above the asking price.
The average overbid is between €21,000 and €34,000, or about 6% above the asking price. Especially the middle segment (€500,000-€1,000,000) takes the crown: there competition is fiercest and bids are sharpest.

In the luxury segment, on the other hand, the picture is quite different. Here the average sale is even €14,000 below the asking price (-0.6%), and only 38.9% of homes change hands above the asking price.
Buyers in this segment have more choice and negotiate more critically - a sign that sellers need to properly align their asking price with current realities.

A deliberate pricing strategy by brokers

The slight drop in average prices within the ring (-0.6% m², -1.4% transaction price) is not a cause for concern, but rather a result of a deliberate pricing strategy.
Realtors are more often choosing a competitive asking price to put the property attractively on the market and elicit real bids. Thus, the market is not overstrained, but is moving toward healthy stability.

However, for properties where everything is right - a good location, recent renovation, outdoor space and energy label A - interest remains undiminished. These properties often sell quickly and with solid bids, while less distinctive properties take longer.

What does this mean to you?

Amsterdam's inner ring remains a sought-after and resilient market, but the playing field is changing.
Those looking to sell their homes need to know where their property falls on this spectrum: are you in the competitive below-million segment, or in the quieter prime market where strategy makes all the difference?

Wondering what this market movement means for the value of your home?

Ask for a personal valuation at Amsterdam at Home.
Our neighborhood real estate agents know the numbers, but especially the story behind them, so you know exactly what your house is really worth today.