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House prices in Amsterdam, Netherlands
What homes cost in Amsterdam, Netherlands right now, how prices are moving, and what to budget for as a foreign buyer.
Amsterdam's housing market at a glance
A typical 100m² home in Amsterdam costs about €562,800, which is much more than the national average of €447,500. The most comparable areas in terms of price are Utrecht at €5,220/m² and Noord-Holland at €5,216/m².
House prices in Amsterdam have fallen in the short term, down 2.2% year on year. Prices are up in the medium term by 14.4%, and factoring the EUR/GBP exchange rate, effective prices for foreign buyers are up 15.2%.
Buyers can use Wise to convert money into euros and pay out to a local Dutch bank account. Sellers can receive the proceeds of a sale into their Wise account using local EUR account details.
Learn about using Wise for large transfersAverage price per m², Q1 2026.
The shaded gap is the exchange-rate effect: what the same home costs a GBP buyer versus a local one.
How exchange rates changed the price
Over this period local prices rose 14.4%, while the exchange rate pushed GBP costs up a further 0.8 points — a 15.2% higher price in GBP.
Based on average price per m², a 70m² home, and average EUR/GBP rates for the period shown.
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€5,216/m² average · +1.6% year on yearAverages per m², Q1 2026.
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Buying costs and rules in Netherlands
The fees, taxes and paperwork to budget for on top of the asking price.
This is a planning estimate, not a mortgage offer. Actual affordability depends on lender checks, income, residency, property type, fees, tax, and exchange rates. Uses our mortgage data as of March 2026.
Transaction tax
Overdrachtsbelasting (transfer tax): 2% for owner-occupied primary residence; 0% for qualifying first-time buyers under 35 purchasing below the annual startersvrijstelling threshold; 10.4% for investment properties and second homes. The 0% starter exemption is one of the most generous first-time-buyer reliefs in Europe.
Agent fees
Makelaarscourtage (estate agent fee) is often around 1–2% of sale price plus VAT (21%), depending on whether the buyer appoints an aankoopmakelaar. The seller's agent is normally paid by the seller, but buyers should budget separately if they use their own agent.
Notary and registry
Notariskosten for deed of transfer (akte van levering) and mortgage deed: typically €1,000–2,500 fixed fee for the notary, plus land registry (Kadaster) fees of ~€100–200. Much lower than most of Europe.
Foreign buyer rules
EU/EEA citizens face no restrictions. Non-EU buyers (including UK citizens) can purchase freely — the Netherlands has no foreign-ownership restrictions. A BSN (citizen service number) is required to complete the purchase — obtainable via a RNI registration at a gemeente. Dutch lenders generally require Dutch income or a Dutch employer; non-residents with foreign income typically need to use international mortgage brokers. LTV for non-residents is typically 80–90%. NHG (Nationale Hypotheek Garantie) is only available to residents. For a fuller step-by-step overview, read our guide to buying a house in the Netherlands.
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Compare transfer costsMortgage rates for expats
Check current rates, non-resident loan-to-value rules and mortgage costs before you make an offer.
Mortgage rates in the NetherlandsVisas and residency
Understand residency requirements before committing to a purchase abroad.
Dutch visas: how to immigrate to the Netherlands in 2026Tax advice for expats
Check local tax rules and planning points for buyers moving money internationally.
The Dutch tax system: paying taxes in the NetherlandsWhere this data comes from
Every figure on this page is traceable to a published source.
Source: CBS StatLine / Kadaster existing own homes purchase prices and price index (85792ENG).
UK comparison data: HM Land Registry UK House Price Index — Open Government Licence v3.0. FX rates: European Central Bank daily reference rates via Frankfurter API.
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