Q1 2026 Quarterly Results

In Q1 2026, the Amsterdam housing market is calmer than it was in the peak year of 2025. Fewer homes are being sold, more are on the market, and the average sales price per home is falling compared to the end of last year.

More Choice for Buyers, Less Pressure

In the first months of 2026, real estate agents noticed that the market had calmed down. Buyers have more homes to choose from than a year ago, and on average, a home stays on the market slightly longer before a buyer is found. As a result, buyers have more time to view properties and think things over, rather than having to decide within a few days. At the same time, Amsterdam remains a challenging market for many home seekers, as listings in popular neighborhoods can still sell out quickly.

Prices are leveling off, but Amsterdam remains expensive

The average sales price per home in Q1 2026 is significantly lower than in the fourth quarter of 2025, while the price per square meter has declined only slightly. This is mainly because relatively more smaller and less luxurious apartments are now being sold, and fewer large, expensive homes. For buyers, this means that the total price tag of a home is sometimes slightly lower, but you’re still paying a high amount per square meter compared to the rest of the Netherlands.

Figure 1: Asking price trends over the past 5 years in the municipality of Amsterdam

Figure 2: Transaction Price Trends Over the Past 5 Years in the Municipality of Amsterdam

Differences Between City Districts

• In Centrum, prices per square meter remain the highest, but the number of sales is lower and homes stay on the market slightly longer.
• In Zuid, demand for apartments remains strong and the price per square meter stays high, although there is more choice due to a larger supply than a year ago.
• In West, many apartments are being sold, and it remains a popular district, with high prices per square meter and frequent bidding wars, though the market is slightly less tight than during the peak years.
• In East, prices per square meter are high but are leveling off, and buyers have more choice than they did a few years ago.
• In Nieuw-West, the supply has clearly increased, and prices per square meter are lower than in the central districts, making the area attractive to buyers with a slightly larger budget but without having to pay Center or South prices.
• In Noord and Zuidoost, prices per square meter are still the lowest in the city, with a relatively large number of apartments and a significant portion of Amsterdam’s more affordable homes.
• In Weesp, prices per square meter remain significantly lower than in Amsterdam itself, while there are more homes for sale than a few years ago, making it an interesting alternative for those looking just outside the city.

Increased Supply Due to the Sale of Former Rental Homes

Just as in 2025, the sale of former rental homes (disposal of rental stock) remains a major component of the additional supply. Landlords are still selling their properties on a large scale, often smaller apartments that sometimes require renovation. This creates more choice at the lower and middle ends of the market but does not resolve the widespread shortage of truly affordable housing in Amsterdam. Additionally, this has a lasting impact on the rental housing market.

Fewer Transactions Due to Uncertainty

The number of homes sold in Q1 2026 was 32 percent lower than in the previous quarter and slightly below the level of a year earlier. There are several reasons for this: Q1 is always a quieter quarter, but we’re also seeing higher mortgage rates, rising housing costs, and international tensions that are causing buyers to be more cautious. Many people are temporarily postponing their plans to move or are waiting to see how the economy and interest rates develop. Real estate agents saw this reflected in fewer viewings, particularly in January and February; in March, the number of viewings per home picked up again.

Figure 3: Number of Listings in the City of Amsterdam from Q1 2021 through Q1 2026

Bidding above the asking price is still common, but with more room to negotiate

Despite the market cooling off, Amsterdam remains a competitive market. In many city districts, bids above the asking price are still common—on average in 71% of purchases—although the share of transactions above the asking price is somewhat lower than in the busiest years. On average, buyers have slightly more room to negotiate, and there are more homes that aren’t attracting extremely high bids. In particular, homes with a less favorable energy efficiency rating, a higher price range, or a less desirable location tend to stay on the market a bit longer.

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

For buyers, the current market means slightly more choice and more time to compare properties at your leisure, but prices per square meter remain high and competition is fierce in popular neighborhoods. For sellers, it means that a good price and presentation remain important, but you can no longer count on a lightning-fast sale with maximum overbidding everywhere. In all cases, an MVA real estate agent can help you accurately assess the local market and make realistic decisions in this changing—yet still tight—Amsterdam housing market.