Amsterdam real estate market — prices, rental yield and trend

• Average price: $10,380 / m²
• Gross rental yield: 6.05%
• Net rental yield: 3.87%
• Transaction cost: 11.5%
• Price basis: local-market average

Residential property in Amsterdam averages $10,380 per square metre. That makes it the 10th most expensive of the 236 markets in the set.

What a buyer pays in Amsterdam

The $10,380 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 11.5% of the price here. On a 100 m² apartment at the average price that is roughly $119,372 on top of the $1,038,014 purchase price. That is above the 10.3% median across the set — the entry cost is part of the investment case here. Against the Netherlands national average of $5,562, Amsterdam carries a 86.6% premium — the gap between this market and the country as a whole. Among the other Netherlands markets we track, Rotterdam at $5,858 is 77.2% cheaper.

What it earns

A square metre lets for about $52.4 a month. Against a purchase price of $10,380 per square metre that is 6.1% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 75th of 269 markets by gross yield. Rental income is taxed at 36%, which takes the yield down to 3.9% net. The 2.2-point difference between the gross and net figure is the part most listing sites leave out.

How the tax works. 36%, but not on the rent: the Box 3 system taxes a deemed return instead — roughly 2.16% of the property's value a year regardless of the actual rent. The counter-evidence rule caps the tax at the actual return, and the leegwaarderatio is abolished from 1 January 2027. Source: belastingdienst.nl.

Who can buy in Amsterdam

Freehold; erfpacht (ground lease) in some areas. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Amsterdam is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Amsterdam be compared with a country average or another city.

Sources: Numbeo · numbeo.com. Snapshot: 2026-10-17.