Amsterdam's residential real estate market is stabilizing. Analysis + forecast for 2026

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By 2025, Amsterdam’s housing market has clearly moved away from stagnation or price declines and entered a phase of stabilisation with modest growth. In the third quarter of 2025, the average price per square metre was 4.7% higher than in Q3 2024, confirming that underlying demand remains resilient despite tighter financial conditions.

Prices and real estate transaction dynamics in Amsterdam in 2025

The average transaction price in Amsterdam reached approximately €697,664 in Q3 2025. This level reflects a recalibrated market where higher borrowing costs are balanced by persistent buyer interest. While activity is less frenetic than during the peak years, price pressure remains upward rather than corrective.

Marketing times have lengthened to an average of 54 days, indicating a more measured pace. Overbidding continues to be a defining feature, with transactions typically closing at around 107–108% of the asking price, although the intensity of overbidding has begun to ease.

Factors Affecting the Amsterdam Real Estate Market in 2026

Looking ahead to 2026, house prices are expected to continue rising slightly, though at a far more moderate pace than before 2022. Interest rates remain a decisive factor, directly influencing purchasing power. At the same time, the market has largely adapted to the new financing environment, reducing the likelihood of abrupt demand shocks.

Structural supply shortages remain the most significant support for prices. Limited new construction and a persistent housing deficit prevent meaningful downward pressure, even as some additional supply emerges through individual unit sales. Such supply tends to boost transaction volumes rather than trigger price declines.

Economics, regulation and buyer behavior in the Amsterdam property market

Inflation and broader economic uncertainty continue to shape buyer behaviour, but Amsterdam retains its appeal as a destination for domestic movers and international buyers alike. Its role as a global business, technology and education hub underpins long-term demand.

Regulatory changes affecting rentals, buy-to-let activity and taxation also influence market dynamics, particularly in the apartment segment. These measures reshape supply patterns and investment strategies rather than reversing price trends.

Amsterdam real estate market forecast for 2026

The market is no longer positioned for extreme growth, yet a widespread downturn also appears unlikely. Instead, Amsterdam is heading toward a period of modest appreciation or price stabilisation. Outcomes in 2026 will largely depend on interest rate developments, the pace of divestment or new supply, and the overall economic trajectory.

As International Investment experts report, Amsterdam’s housing market is entering a mature stabilisation phase. Structural undersupply and the city’s global appeal continue to support prices, while regulation and financing costs limit upside potential. For investors, this signals a shift from rapid capital appreciation toward long-term value preservation and selective asset positioning in prime locations.