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In Q1 2026, the Amsterdam housing market is quieter than it was during the peak year of 2025. Fewer homes are being sold, more are on the market, and the average sales price per home is down compared to the end of last year.
More choices for buyers, less rush
In the first few months of 2026, real estate agents noticed that the market had calmed down. Buyers have more homes to choose from than they did a year ago, and properties are on the market slightly longer on average before a buyer is found. As a result, buyers have more time to view properties and think things over, rather than having to make a decision 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 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 for a home is sometimes a bit lower, but that you’re still paying a high amount per square meter compared to the rest of the Netherlands.
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Increased supply through the sale of rental properties
Just as in 2025, the sale of former rental properties (offloading) remains a significant source of additional supply. Landlords are still selling their properties on a large scale, often smaller apartments that sometimes need to be renovated. This provides more choice at the lower and middle ends of the market, but does not solve the widespread shortage of affordable housing in Amsterdam. In addition, this has a permanent effect on the rental housing market.
Fewer transactions due to uncertainty
The number of homes sold in Q1 2026 is 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 slower quarter, but we are also seeing higher mortgage rates, rising housing costs, and international tensions that are causing buyers to be more cautious. Many people are postponing their moving plans for the time being or 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.
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Still bid frequently, but with more room to negotiate
Despite the cooling trend, Amsterdam remains a competitive market. In many neighborhoods, offers above the asking price are still common—averaging 71% of purchases—although the proportion 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 do not attract extremely high bids. In particular, homes with a less favorable energy 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 offers slightly more choice and more time to compare properties at their leisure, but prices per square meter remain high and competition is fierce in popular neighborhoods. For sellers, this means that a good price and presentation remain important, but you can no longer count on a lightning-fast sale with maximum bidding everywhere. In all cases, an MVA real estate agent can help you accurately assess the local market and make realistic choices in this changing, yet still tight, Amsterdam housing market.
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