Quarterly figures Q1 2025

Amsterdam housing market: Repossession increases supply in the housing market but housing shortage remains

The Makelaarsvereniging Amsterdam (MVA) provides facts about the housing market in the city of Amsterdam and its districts.

Floris van der Peijl, president of the MVA points out the most striking phenomena in the market in Q1 2025: "What we saw happening in Amsterdam last quarter we see continuing to spread to the whole of the Netherlands. There are more and more off-pond homes coming onto the sales market and the effect is becoming more and more visible. Uitponding is selling former rental properties, which can be social rental properties, but this and last quarter we are also seeing properties from private investors coming onto the market. That gives a short boost in the buying market, but because there are fewer rental properties, the tightness remains unabated."

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Developments in supply and asking prices in the municipality of Amsterdam

In the COROP region of Greater Amsterdam, 29% more homes were put up for sale in the first quarter of 2025 compared to Q1 2024. If we compare the number of homes put up for sale in Amsterdam with the supply figures for the Netherlands as a whole, we see a similar trend there: the increase nationwide in supply is 22% compared to Q1 2024.

The number of homes offered to the market by MVA brokers in the Municipality of Amsterdam increased by 35% in the first quarter of 2025 compared to the same quarter in 2024, to 2,610 homes. This increase is seen in all city districts, with Amsterdam East (64%) and Amsterdam Southeast (65%) coming out on top, with Amsterdam Center (19%) and Amsterdam North (14%) showing a lesser increase. Compared to Q4 2024, we see a decrease in the number of homes for sale (-26%) in all city districts and the municipality of Amsterdam. This is a pattern we see recurring in recent years. In the last quarter of the previous year and the first quarter of the new year. 

Van der Peijl: "In Amsterdam we see that 36% more apartments were put up for sale compared to a year earlier. This is mainly because renting has become less interesting because of, among other things, the high box 3 levy, the Affordable Rent Act and the abolition of temporary leases as of July 1, 2024. Because renting out a property has become less interesting as a result, it is entering the purchase market."

Asking prices for houses in Greater Amsterdam have remained almost the same at -0.3% compared to a year earlier, where in the rest of the Netherlands there was an increase of 6.5%. Still, the average asking price (€677,000) in Amsterdam is considerably higher than in the rest of the Netherlands, at €575,000.

Van der Peijl: "The out-pound homes that come on the market tend to be less luxurious so the average asking price stabilizes."

TRANSACTIONS

The number of sales in the COROP region of Greater Amsterdam increased by an average of 20% from a year earlier. Transaction prices rose about 6.2% from the year before. Striking in this is that transaction prices of apartments rose only 4.2%, this is due to the outpouring houses which are mostly apartments. The selling time in days in Amsterdam was 2 days longer (32 days) compared to the rest of the Netherlands (30 days). Overbidding is more prevalent in Amsterdam than in the rest of the Netherlands: in the first quarter of 2025, 73% of homes were sold for an average of 5.5% above the asking price. In the Netherlands as a whole, 68% of homes were sold for 4.4% above the asking price.

NVM data chaser brainbay has examined the market for outpound houses. The Kadaster's analysis and NVM's own figures show that in the last quarter of 2024, the share of outpump homes in the G4 municipalities (Amsterdam, The Hague, Utrecht and Rotterdam) is at 2 in 5. This means that 40% of the homes that came on the market were former rental homes. 

Figure 1 from Market overview region of Greater Amsterdam page 2 Number of transactions in the COROP region of Greater Amsterdam

In the municipality of Amsterdam, MVA brokers sold a total of 2,038 homes during the first quarter of 2025 (preliminary figure). This is an increase of 30% compared to the same period in 2024. Compared to the fourth quarter of 2024, we see a 30% decrease in the number of transactions as well.

The average transaction price compared to Q4 2024 shows a decrease of 4.2% on average across the municipality of Amsterdam, with the exception of Centrum (+5.6%) and Noord (+0.6%).

The median transaction price per square meter last quarter was €8,139, down from Q4 of 2024 (-3.3%%) but up from Q1 of 2024 (+3.3%).

Looking at the median transaction prices per square meter by housing type, it is noticeable that semi-detached (-5.8%) and detached houses (-20%) show a decrease from a year ago, where all other housing types have increased square meter prices. A corner house shows an increase of as much as 17.6% compared to Q1 2024. Comparing these figures to Q4 2024, detached (-5.4%) and apartments (-3.9%) also showed the biggest decrease. The corner house and townhouse both show a tentative increase of 2%.

Apartments still account for the largest share of transactions in the Amsterdam municipality: 1,823 out of 2,038 transactions. This is down from a quarter earlier (-30%) and up from a year earlier (+32%).

Sales time in Q1 2025 averaged 32 days. That is four days longer than in both Q4 2024 and compared to a year earlier, Q1 2024.

MARKET TIGHTNESS

The number of homes a buyer can choose from is expressed by the tightness indicator. In a healthy market this indicator is 5, in Amsterdam it is 2.8, in the Netherlands 2.3. Interestingly, this indicator has increased in Amsterdam; a year earlier it was 2.3. For apartments in Greater Amsterdam, this indicator is now 2.7.

Figure 2 from Market Overview Greater Amsterdam Region page 3 Shortage indicator COROP region Greater Amsterdam Q1 2025

In the municipality of Amsterdam, the tightness indicator increased to 3 in the last quarter, compared to 2 in Q4 2024. In all city districts we see that the tightness indicator gives a higher figure than in Q4 2024, which shows that homebuyers on average have more homes to choose from. In Amsterdam Noord, we see that the tightness indicator is at its lowest, at 1.9. Also in Amsterdam Southeast (2.1), Weesp (2.5) and Amsterdam West (2.6), the tightness indicator is picking up less. 

Floris van der Peijl, MVA president: "The last temporary leases run until July 2026, so we will continue to see this trend of out-of-pocket housing entering the owner-occupied market in the near future. Even though more homes are entering the buy-to-let market, the tightness remains unabated. We see that people who were renting before are now entering the buying market. This is because there are fewer rental properties due to eviction. Our MVA brokers also see this trend and, thanks to their expertise by district and price range, can assist buyers in their search for housing in the Greater Amsterdam region."