Average sale price, change since 1995 and the 2026 slowdown: what you need to know about property prices in Amsterdam.
Amsterdam remains by far the most expensive city in the Netherlands to buy a home. According to CBS, the Dutch statistics institute, an existing house or apartment sold there for an average of €630,621 in 2025, against €479,527 for the country as a whole. It is the highest price ever recorded in the city.
The recent trend, however, is one of running out of steam. In the second quarter of 2026, existing home prices in Amsterdam were only 0.1% above their level a year earlier, while they rose by 4.2% on average nationwide. The NVM estate agents' association even ranks the Greater Amsterdam region among the only three regions where prices fell over the year, despite record supply and a market that remains very tight.
This guide traces how prices have moved over thirty years, explains the current slowdown and presents the neighbourhoods.
The CBS table of average sale prices lets you follow the city since 1995:
Three phases stand out. Prices more than doubled between 1995 and 2000. After the financial crisis, they fell by around 16% between 2008 and 2013. Then they rose almost 2.5-fold between 2013 and 2022. CBS points out that an average price also reflects the type of homes sold each year: it indicates a level, not a constant-quality price index.
Rising rates caused a sharp drop in 2023. Nationally, the existing home price index fell by as much as 5.8% over one year in May 2023. In Amsterdam, the average price went from €620,954 in 2022 to €568,161 in 2023, a fall of around 8.5%.
The rebound was quick: nationally, the annual rise peaked at 11.9% in November 2024. Since then it has slowed almost without a break. In August 2026, prices were still 3.3% higher than a year earlier, but they fell by 0.1% compared with July. Amsterdam is already almost at a standstill: +0.1% over one year in the second quarter of 2026.
According to the NVM analysis for the second quarter of 2026, a record number of homes were put up for sale in the Netherlands, many of them from landlords selling their rental properties one by one (the uitpondwoningen), most often apartments. In Amsterdam, this wave of supply is pushing prices down over the year, all the more so as the homes sold are on average slightly smaller than a year earlier.
The market is not relaxed for all that. Sales are rising, bidding above asking price is still common, and the NVM tightness indicator reaches 3.2 in the Amsterdam region, the highest in the Randstad. In practice, you are buying in a market where properties sell fast, but where prices are no longer rising.
In the second quarter of 2026, according to the NVM, the median transaction price of a home in the Netherlands was €506,000, and that of an apartment €410,000, or €5,673 per square metre. A home sold in 28 days on average.
The gaps between neighbourhoods are large. As no recent purchase prices by neighbourhood are published by an official source, here are qualitative benchmarks and free-sector rents, which give an idea of the price hierarchy:
The rental market is one of the tightest in the country. In the free sector, a studio rents for €1,400 to €2,000 per month, a one-bedroom apartment for €1,800 to €2,600 and a two-bedroom for €2,500 to €4,000. Since July 2024, the Wet betaalbare huur law has capped rents in the mid-range segment. If you are settling for several years, buying is therefore a serious alternative to renting.
If you are preparing a purchase remotely, a Remoters home finder based in Amsterdam can search to your criteria, visit for you and help you prepare your offer. The first conversation and the quote are free.
Short answers to the questions our readers ask, written to stand on their own.
Sources cited in this article
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