Amsterdam has one of the tightest housing markets in Europe: little new supply, strong demand from local and international workers, and policies that deliberately favour owner-occupiers over investors. For a buyer, the most important numbers are not only the price per square metre but which transfer tax rate applies to you and whether the home sits on leasehold land. This page explains both.
What the headline figure means
Poyzo’s working figure for Amsterdam is about €7,400 per m², a rounded city-wide average for existing homes. The canal belt and the southern districts are well above it; districts further from the centre are below. Dutch listings quote living area measured to a national standard (NEN 2580), so figures are broadly comparable between listings. Homes regularly sell above the asking price when the market is tight, so asking prices can understate what buyers actually pay.
Costs on top of the price
| Item | Rate in 2026 | Who it applies to |
|---|---|---|
| Transfer tax, starter exemption | 0% | Buyers under 35, buying a home worth up to €555,000 to live in themselves. Can be used once. |
| Transfer tax, owner-occupier | 2% | Buyers who will live in the home and do not qualify for the starter exemption. |
| Transfer tax, other buyers | 8% | Investors, second homes, and homes bought for someone else to live in. |
| Notary, valuation, mortgage advice | Fixed fees | Together usually a few thousand euros; mortgage advice fees can be the largest item. |
To get the 0% or 2% rate, the buyer has to sign a declaration before the transfer. Without it, the notary applies the higher rate.
Rules that affect owners
- No restrictions on foreign buyers. Non-residents can buy, although Dutch banks are cautious about lending to buyers without Dutch income.
- Leasehold land (erfpacht). Much of Amsterdam’s land is owned by the municipality and leased to homeowners. Depending on the contract, the owner pays an annual ground rent or has bought it off for a period. Always check the leasehold terms, because they affect both cost and mortgage value.
- Buy-to-let protection. In many Amsterdam neighbourhoods, lower- and middle-priced homes cannot be let out for the first years after purchase, to keep them available for owner-occupiers.
- Rent regulation. Rules extended in 2024 cap rents on a larger share of homes based on a points system, which limits achievable rent for many investor-owned units.
Running costs after you buy
- Municipal property tax (OZB) is based on the home’s official WOZ value.
- Owners’ association (VvE) contributions fund maintenance of apartment buildings and are mandatory.
- Wealth tax (box 3). A second home or rental property counts as an asset for Dutch income tax purposes, with tax due on a deemed return.
Worked example: what €400,000 buys
At €7,400 per m², €400,000 corresponds to roughly 54 m² at the city average. For an owner-occupier aged 35 or over, transfer tax adds €8,000; for an investor it adds €32,000. That difference, plus buy-to-let restrictions, is why the same flat has a very different value to an owner-occupier and to an investor in Amsterdam.
Sources: Belastingdienst (overdrachtsbelasting rates and starter exemption, 2026), Gemeente Amsterdam (erfpacht and opkoopbescherming), CBS and Kadaster house price statistics. Figures checked October 2026.
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Information only. This page explains how buying costs and rules are structured. It is not financial, tax, legal or immigration advice and it is not a recommendation to buy any property. Rates and rules change; confirm anything that affects a decision with the relevant authority or a qualified local professional.
Last updated: October 14, 2026