Amsterdam Property Market 2026

Amsterdam's property market has undergone significant transformation since the explosive growth of 2021-2022. After years of record-breaking price increases, 2025-2026 has brought stabilization – but the ripple effects continue to reshape the rental market, particularly for expat housing in Amsterdam and those seeking temporary accommodation.

This guide breaks down what's happening in Amsterdam's property market and what it means for professionals, expats, and companies looking for flexible corporate housing solutions.

Amsterdam Property Market 2026: The Current State

The frenzy of 2021-2022 – when Amsterdam house prices rose 21% annually – has cooled significantly. The market has entered a stabilization phase driven by higher mortgage rates, stricter lending criteria, and improved (though still limited) supply.

House Price Trends: From Explosion to Stabilization

The 2021-2022 Peak

Between January 2021 and January 2022, Amsterdam house prices rose by an unprecedented 21.1% – the fastest growth ever recorded by Statistics Netherlands (CBS). The average home became €75,000 more expensive in just twelve months, nearly tripling the previous record set in 2000.

This explosive growth was fueled by historically low interest rates (below 2%), pandemic-driven demand for more space, and severe housing shortages. Bidding wars were standard, with homes regularly selling for 10-15% above asking price.

The 2023-2024 Correction

As the European Central Bank raised interest rates to combat inflation, mortgage costs doubled. This cooling mechanism worked: house prices plateaued in late 2023, with some neighborhoods seeing small decreases for the first time in over a decade.

2025-2026: The New Normal

Price growth has returned to sustainable levels around 2-3% annually. While this is healthier long-term, Amsterdam property remains expensive by European standards. The median house price now sits at €505,000 – still well above the national average of €435,000.

Impact on the Amsterdam Rental Market

Here's the paradox: while house price growth has cooled, the rental market remains extremely tight. Why? Because higher mortgage rates and stricter lending rules have pushed more people toward renting, increasing demand for both long-term and temporary accommodation.

Long-term rental scarcity

Unfurnished long-term rentals remain scarce, with waiting lists for social housing exceeding 10-15 years in some Amsterdam neighborhoods. The private rental market continues to be highly competitive, with applicants needing to earn 3-4x the monthly rent to qualify.

Corporate and serviced apartment demand surge

The biggest shift since 2022 has been in corporate housing. As companies embrace hybrid work and international hiring, demand for flexible corporate rentals has increased significantly. Professionals on 6-12 month assignments now make up a larger share of Amsterdam's rental market.

Mortgage Interest Rates and Market Impact

Interest rate changes have been the primary market-moving force since 2022. Here's how the shift has played out:

The rise from historic lows

In early 2022, you could secure a 20-year fixed mortgage at 1.8%. By February 2026, that same mortgage costs approximately 4.2% – a 133% increase. For a €400,000 mortgage, this translates to roughly €700 more in monthly payments.

Impact on purchasing power

Higher rates have reduced how much buyers can borrow. A household earning €80,000 annually could borrow approximately €450,000 in 2022. In 2026, that same household qualifies for around €360,000 – a €90,000 reduction in purchasing power.

Investor market cooling

Buy-to-let investors, who were significant market players during the low-rate era, have largely retreated. Rental yields no longer justify investment at current mortgage rates, reducing competition for properties but also limiting new rental supply.

Rates are expected to stabilize around 4-4.5% through 2026-2027, barring major economic shocks. This is closer to historical norms – the ultra-low rates of 2019-2021 were the anomaly, not today's environment.

Supply and Demand: Still Out of Balance

Despite market cooling, Amsterdam's fundamental problem hasn't changed: there simply aren't enough homes. Here's the current supply-demand picture:

Construction progress but still insufficient

Amsterdam has ramped up new construction, with approximately 7,500-8,000 homes completed annually in 2024-2025. This is an improvement from the 5,000-6,000 range in previous years, but still falls short of the estimated 10,000+ annual need to keep pace with population growth and household formation.

Where new supply is concentrated

Most new builds are in emerging neighborhoods like Haven-Stad (North), Sluisbuurt (IJburg), and Schinkelkwartier (Zuid). These projects often include a mix of social housing, mid-range rentals, and owner-occupied units, but the luxury segment has dominated private development.

Rental property conversion

The municipality has introduced stricter regulations on converting residential properties to short-term vacation rentals. This has freed up some units for long-term rental, but the impact has been modest – perhaps 1,000-1,500 additional units annually.

What This Means for Expats and Corporate Relocations

If you're relocating to Amsterdam for work or considering temporary accommodation, here's how the property market affects your options:

1. Permanent rentals remain highly competitive

Securing an unfurnished long-term rental still requires significant effort. Expect to compete with 20-30 other applicants for desirable properties, provide extensive documentation (payslips, employer contracts, reference letters), and potentially pay 2-3 months' rent upfront.

2. Serviced apartments offer a practical alternative

For professionals on assignments of 3-12 months, serviced apartments have become the go-to solution. They bypass the competitive permanent rental market, include registration support, and offer all-inclusive pricing that simplifies budgeting.

3. Corporate housing budgets have adjusted upward

Companies now budget €2,500-€4,500 per month for one-bedroom corporate housing in Amsterdam, up from €2,000-€3,500 in 2022. This reflects both general market price increases and the shift toward higher-quality serviced accommodation.

4. Registration remains essential

Regardless of whether you choose temporary or permanent accommodation, you'll need to register with the municipality for stays over four months. This is non-negotiable for banking, healthcare, and employment. Ensure your landlord provides registration support – reputable serviced apartment providers include this as standard.

For complete guidance on Amsterdam registration, see our registration guide for expats.

Market Outlook: 2026-2027 Predictions

House prices: modest growth ahead

Economists forecast continued price growth around 2.5-3.5% annually through 2027. This assumes stable mortgage rates, steady economic growth, and no major external shocks. Amsterdam will likely remain expensive relative to the rest of the Netherlands, though the gap may narrow slightly as other cities catch up.

Rental market: tight but improving

The rental market should see marginal improvement as new construction projects complete and regulatory changes take effect. However, don't expect dramatic shifts – Amsterdam will remain a challenging rental market for at least another 3-5 years.

Corporate housing: sustained demand

The trend toward flexible corporate housing shows no signs of reversing. As companies continue to embrace international hiring and shorter-term assignments, demand for 6-month rentals and 3-month rentals will remain strong.

Interest rates: probable stability

Barring unexpected economic developments, mortgage rates should stabilize in the 4-5% range through 2027. This is high enough to keep price growth moderate but not so high as to trigger a market crash.

Navigating Amsterdam's Property Market in 2026

Amsterdam's property market has evolved significantly since the explosive growth of 2021-2022. While house prices have stabilized and interest rates have risen, the core challenge remains unchanged: demand continues to exceed supply, particularly in the rental market.

For expats and professionals relocating to Amsterdam, this means planning ahead is essential. Whether you're seeking long-term expat housing or temporary corporate accommodation, understanding market dynamics helps you make informed decisions.

The good news? The market is more predictable now than during the volatile 2021-2023 period. With realistic expectations, advance planning, and flexibility on location, securing quality accommodation in Amsterdam is entirely achievable.