The housing market in Amsterdam in 2026 is less easy to summarize than “prices continue to rise rapidly”. According to CBS/Cadastre, existing owner-occupied homes in Amsterdam were on average 0.8% more expensive in Q2 2026 than a year earlier, compared to 4.2% nationally. At the same time, the market in the NVM Greater Amsterdam region remained tight and a large proportion of homes were sold above the asking price. More supply and slower price increases do not automatically mean that buyers have free rein everywhere.
Key figures
| Figure | Period | Area | Value | Source |
|---|---|---|---|---|
| Price development of existing owner-occupied homes | Q1 2026, year-on-year | Amsterdam | +1,9% | CBS/Cadastre |
| Price development of existing owner-occupied homes | Q2 2026, year-on-year | Amsterdam | +0,8% | CBS/Cadastre |
| National price development | Q2 2026, year-on-year | The Netherlands | +4,2% | CBS/Cadastre |
| Number of sales | 2025 | Amsterdam | 14.085 | Amsterdam O&S |
| Number of sales | 2024 | Amsterdam | 11.735 | Amsterdam O&S |
| Average transaction price | Q4 2025 | Amsterdam | approximately €639,000 | Amsterdam O&S |
| Average price per m² | Q4 2025 | Amsterdam | more than €8,700 | Amsterdam O&S |
House prices: average price is not the same as price development
These concepts are often confused. The average transaction price is the average amount of the homes that were actually sold in a period. If a larger share of spacious homes in expensive neighborhoods happen to be sold in a quarter, the average may rise without comparable homes having increased in value as much.
The CBS/Cadastre price index corrects better for changes in the composition of homes sold and is therefore more suitable for monitoring price developments. The value of a single home continues to be determined by the type of home, living area, condition, location, energy label, outdoor space, leasehold and recent comparable transactions.
More transactions, but not yet a large market
According to Amsterdam O&S, 14,085 homes were sold in 2025, compared to 11,735 in 2024. Amsterdam-West had the largest number with approximately 3,400 transactions. More transactions can give buyers more choice and provide more up-to-date reference sales. Yet transaction volume does not indicate how many serious competitors are coming for one attractive home.
The NVM described Greater Amsterdam as a tight market in Q2 2026. The regional demarcation is broader than the municipality of Amsterdam, but the data confirm that scarcity and above-asking price sales are still relevant. Ready-to-use homes in popular locations can attract a lot of interest.
Is there still outbidding?
Yes, but not every home requires the same approach. A sale above the asking price may mean that the seller has deliberately priced competitively. It does not automatically say that the buyer paid above market value. Conversely, a home below the asking price may still be too expensive if there are major maintenance or legal risks.
Major differences between districts
Amsterdam is not a homogeneous market. Center, South, West, North, East, New West and South East differ in housing type, price level, leasehold, stock and target group. Even within a city district, street, floor, view, outdoor space and noise pollution can make a noticeable difference.
Amsterdam O&S publishes quarterly figures per district. Use that data to sketch a local market picture, but not as an automatic valuation. For an apartment in Oud-West, recent transactions of comparable apartments in the immediate area are usually more relevant than one urban average.
Amsterdam-West and Oud-West
West was the district with the most transactions in 2025. This creates a relatively large amount of market activity and comparison material. Oud-West remains popular due to its location near the center, the Vondelpark and amenities, but the housing stock largely consists of apartments in older buildings. As a result, the homeowners' association, foundation, maintenance and division pieces deserve extra attention.
Henderson is located on the Overtoom and knows the local dynamics of Amsterdam-West and Oud-West from practice. For a good analysis, the exact street, state and legal situation are more important than just the neighborhood name.
What do the numbers mean for buyers?
- Don't be tempted by one standard overbid percentage.
- Make sure that financing and own resources are clear in advance.
- Use recent comparable transactions, not just current listings.
- Check home and homeowners' association documents before making a risky bid.
- Distinguish in advance between your financial maximum and the market value.
- Accept that sometimes not bidding is the best purchasing decision.
The slower urban price development may provide slightly more room for negotiation in some places. Speed remains important for popular homes. Preparation is therefore more valuable than haste: those who have mortgage space, conditions and research ready can act quickly and consciously.
What do the numbers mean for sellers?
More transactions show that there is movement in the market, but buyers compare critically. A good asking price should build interest without unnecessarily giving away the value. Presentation, timing, home items, reach and bidding process together influence the result.
Forecast for the rest of 2026
A reliable forecast must be modest. Interest rates, income, new supply, investor sales, regulations and consumer confidence can influence the market. The available figures mainly show that Amsterdam is moving differently than the national average: price increases have leveled off, while competition for attractive homes has not disappeared.
Instead of one predicted percentage, it is wiser to follow three signals: price index, supply/tightness and selling the share above the asking price. For a local decision, add recent transactions in the area.
Methodology and updating
This page combines sources with different definitions. CBS/Cadastre measures the municipality of Amsterdam and publishes a price index for existing owner-occupied homes. NVM uses the Greater Amsterdam region and data from affiliated brokers. Amsterdam O&S publishes municipal and district figures, including average prices and transactions. That is why figures are not compared without explanation.
Frequently asked questions
Is 2026 a good time to buy a house in Amsterdam?
That depends more on your residential term, financing and the specific home than on one market average. Only buy if the price, risks and monthly costs are appropriate and you have sufficient buffer.
Is 2026 a good time to sell?
There is still demand, but the result varies per segment and home. A current valuation and sales strategy provide more guidance than a general market forecast.
Are house prices in Amsterdam still rising?
In Q2 2026, the CBS/Cadastre price index was 0.8% higher than a year earlier. That is growth, but clearly less than the national rate of 4.2% in the same comparison.
