Quarterly figures Q2 2025

Record supply of homes for sale, median asking and transaction prices down slightly

The Real Estate Association of Amsterdam (MVA) shares figures of the housing market in the municipality of Amsterdam and its city districts.

In the second quarter of 2025, the housing supply in the municipality of Amsterdam increased remarkably, while there was a slight decrease in the median[1] demand and transaction prices. However, demand and transaction prices per square meter show an increase. All this points to a market that is becoming more spacious in terms of supply, but where affordability remains under pressure for many house seekers due to high square meter prices.

Floris van der Peijl, chairman of the MVA: "That the supply of homes for sale in Amsterdam has increased means that there is currently more choice on the market for buyers; the greater supply gives more opportunities to find a home that suits one's own needs.
The development of growth in supply is consistent with what we saw in the previous quarter: the number of out-of-pocket homes - former rental properties that are now being sold - continues to rise. These are often smaller and less luxurious homes, which is driving down average transaction prices."

Eviction continues to play a major role in increasing supply in the purchase market

A record number of homes were put up for sale this quarter, a record number since 2008. A total of 3,968 homes were newly put on offer in the municipality of Amsterdam, 22% more than a year earlier. Especially the leasing out of former rental properties plays a major role in this, increasing the proportion of smaller homes on offer. 

Eviction is the sale of homes previously occupied through the rental market. Due to changes in laws and regulations, it is no longer attractive for many homeowners to rent out a property, so it is increasingly entering the purchase market. This increases the supply in the buy-sell market (a trend we have already seen in recent quarters) but only makes the rental market tighter.

Supply of houses for sale and asking prices Amsterdam

There were 2,763 homes for sale at the end of the quarter, a whopping 53% increase from a year earlier. This growth is sharply higher than the national average, where supply increased by 23%. Especially the number of apartments for sale increased, with an increase of 59% compared to last year. 

The median asking price of the total supply in Amsterdam came to €715,000, a decrease of 1.8% compared to the same quarter last year. This decrease contrasts with the national trend, where the asking price of the supply actually increased by 5.7%. 

Figure 1: Bar graph showing the absolute numbers of the supply of homes for sale. By 2025, many more homes are on the market than in the past 5 years.

Asking prices by district

In the second quarter of 2025, we see an increase in the median asking price at half of all city districts compared to the same quarter in 2024. In New West we see the largest increase, at 8.5%; the largest decrease is seen in the Center at -4.1%. Notable is the low median asking price in Southeast, which at €382,000 is clearly below the municipal average. Nevertheless, asking prices here are also up 2.2% compared to the first quarter and 3.8% compared to the same quarter last year.

Number of transactions and transaction prices in the municipality of Amsterdam

A total of 2,703 homes were sold in the municipality of Amsterdam in the second quarter of 2025. This is a marked increase of 16% compared to the same quarter a year earlier. The increase in the number of transactions is particularly visible in apartments, where the number of sales grew by 18%. The median transaction price for a home in Amsterdam came to €607,000 this quarter. With this, the average transaction price of homes in Amsterdam decreased slightly by 0.4% last quarter compared to the second quarter of 2024. 

Figure 2: Transaction price trend compared to a year earlier. A slight decrease in transaction price is seen in 2025. The transaction price is -0.4% lower than last quarter.

This decline is mainly caused by the so-called composition effect: relatively more apartments and smaller houses were sold, which tend to have a lower selling price. This makes it appear that house prices are falling, while the underlying price trend is upward. This effect can be clearly seen in apartments in the municipality of Amsterdam: the transaction price fell slightly by 1.4% to €574,000. The transaction price per m² for an apartment increased by 2.1% to €8,779 per m².

The transaction price per m² corrects for differences in house size, if we look at those figures we see that the transaction price per m² in Amsterdam municipality actually increased by 2.5% (Greater Amsterdam 2.2%). The transaction price per m² therefore gives a purer picture of the actual price development in the Amsterdam housing market. 

The median transaction price per square meter last quarter was €8,539, up both from the first quarter of 2025 (+4.1%), and from the second quarter of 2024 (+2.5%).

Van der Peijl: "What is further striking is that the price per square meter continues to rise, despite the decline in the average transaction price. This makes the square meter price a better indicator of the underlying price trend and affordability of housing in the city. It shows that the demand for affordable housing is or remains unabated."

Number of transactions and median transaction prices for the boroughs

The second quarter of 2025 saw particularly high activity in the housing market in Amsterdam West and Amsterdam South. In West, as many as 655 homes were sold, representing a 43% increase over the previous quarter. Amsterdam South also shows a strong increase with 643 transactions, a growth of 25% compared to the 1st quarter of 2025.

Amsterdam East follows with 411 transactions, which is also a hefty 38% increase from the previous quarter. In Amsterdam Center, 318 homes were sold, an increase of 13%. In the other districts of the city, the numbers are lower, but there too there is growth. Weesp, for example, saw a notable 34% increase in the number of transactions to 103 homes sold.

However, price trends continue to differ by district, with the highest median transaction prices in South (€767,000) and Center (€732,000), where in Southeast it is €379,000. The strongest percentage increases in transaction price compared to the first quarter are seen in South (+6.7%) and New West (+5.2%).

Van der Peijl: "It is plausible that paring out will continue until 2026, as long as temporary leases expire and these homes come on the market. Whether the trend of slightly declining transaction prices and rising square meter prices will continue remains guesswork; this could also be a temporary effect. In Amsterdam this effect is more pronounced than in the rest of the Netherlands, mainly due to the large share of apartments in the city."

Selling time, overbidding and tightness indicator

In the second quarter of 2025, homes in the municipality of Amsterdam sold on average within 29 days. This selling time is almost equal to the national average, where homes sold within 27 days on average. 

Overbidding remains the order of the day in the municipality of Amsterdam. In the second quarter of 2025, 80.4% of homes in the municipality of Amsterdam were sold for a price above the asking price. Nationally, this percentage was 73.8%. The average difference between the last asking price and the final selling price in Amsterdam is 7.8%. This means that buyers on average paid almost 8% more than the asking price. Nationally, this difference is 5.6%. 

The average number of homes a buyer can choose from is expressed by the tightness indicator. In Amsterdam, this indicator rose to 3.1 in the second quarter of 2025. In the second quarter of 2024 it was still 2.3. This means that a buyer has the choice of an average of 3.1 homes, indicating a slightly widening, but still tight market: in a healthy market, the tightness indicator is around 5. In the Center, the tightness indicator is the highest at 5.4, indicating relatively high supply compared to demand. In Weesp, the market is the tightest, with an indicator of 2.1.

Van der Peijl: "Amsterdam continues to be characterized by a high proportion of homes sold above the asking price, and a price level that is clearly above the national average. Although the housing market has widened slightly, it remains particularly tense compared to the rest of the Netherlands."

[1] The median is the middle value when you put all the prices from low to high. So if you have 101 houses, the median is the price of the 51st house in that list. We use the median because it is not affected by the height of the extreme values (outliers).