Houthavens is a modern, newly developed neighborhood in Amsterdam-West where waterfront living, sustainability, and urban architecture come together. With approximately 3,000 homes spread across five islands, the neighborhood offers a mix of apartments, waterfront homes, and family homes.
TL;DR
- Average price: €8,500–€10,000 per m², two-room apartment starting at €420,000
- Energy-efficient: EPC rating of 0.4 (Amsterdam average is 1.2), 20–30% lower energy costs
- Sales: Average of 45 days on the market; 10–15% increase in value due to sustainable features
Living in Houthavens Amsterdam means choosing a vibrant new neighborhood where water, sustainability, and modern architecture come together. This peninsula in the West district attracts buyers looking for space without leaving the city. The neighborhood consists of several islands, each with its own character. But how much does a home cost here, which island is right for you, and how does Houthavens compare to other new-construction neighborhoods in Amsterdam?
Definition: What is Houthavens?
Houthavens is a new residential neighborhood in Amsterdam-West built on a former port site, consisting of five islands with approximately 3,000 homes. Developed starting in 2015, the neighborhood combines sustainable living with waterfront locations just 10 minutes from Central Station. The architecture is characterized by modern high-rises, waterfront homes, and single-family homes.
Step-by-Step Guide: Buying a Home in Houthavens
- Determine your budget and financing —expect to pay €650,000–€900,000 for family homes, plus a 2–5% bid premium
- Choose your island —Libau (high-rise buildings), Narva (waterfront homes), Pier2 (single-family homes), or Memel/Vyborg (mixed)
- Determine desired features —porch, garage, rooftop terrace, A+++ energy rating
- Study on Homeowners' Association Costs - An average of €150–250 per month for maintenance of common areas
- Schedule viewings —taking into account daily commute to work
- Technical Inspection - Pay Special Attention to Foundations and Moisture, Especially in Waterfront Homes
- Placing a Bid - Strategically bid 2–5% higher, depending on location and condition
- Notary and Transfer - Average processing time of 6–8 weeks
The Various Islands of Houthavens
Unlike many neighborhoods in Amsterdam, Houthavens is not a homogeneous area. The neighborhood consists of five islands, each with its own atmosphere and housing options.
Libau Island: modern high-rise buildings
Libau Island has approximately 116 residences, mainly apartments in high-rise buildings. The architecture is sleek and contemporary, featuring lots of glass and views of the IJ. This island primarily attracts dual-income households and expats who appreciate an urban atmosphere with a waterfront feel.
Narva Island: Living by the Water
On Narva Island, you’ll find a mix of apartments and waterfront homes. Its location right on the water makes this island popular with buyers who want to sail or kayak from their own dock. Many young families live here, as they appreciate the combination of space and city life.
Pier2: Single-Family Homes
Pier2 stands out with approximately 130 single-family homes, a rarity in Amsterdam. These homes often feature a small yard or rooftop terrace. Families with children often choose this island because of its single-family homes and peaceful atmosphere.
Other islands: Memel and Vyborg
Memeleiland and Wiborgeiland round out the neighborhood with a diverse selection of apartments and a few floating homes. These islands are still partly under development, which means you can sometimes still get in on new construction projects here.
Comparison of the Houthavens Islands
- Libau
- Housing type: High-rise apartments
- Number of homes: 116
- Price per m²: €8,500 – €9,500
- Target audience: Expats, dual-income households
- Special feature: View of the IJ
- Narva
- Housing type: Mix of apartments and waterfront homes
- Number of homes: 250
- Price per m²: €9,000 – €10,000
- Target audience: Water sports enthusiasts, families
- Special feature: Private dock
- Pier 2
- Housing type: Single-family homes
- Number of homes: 130
- Price per m²: €8,000 – €9,000
- Target audience: Families with children
- Special feature: Garden / rooftop terrace
- Memel
- Housing Type: Mixed
- Number of homes: 180
- Price per m²: €8,500 – €9,200
- Target audience: First-time homebuyers
- Note: Still in development
- Wiborg
- Housing Type: Floating Homes
- Number of homes: 45
- Price per m²: €10,000 – €12,000
- Target audience: Unique housing needs
- Special feature: Floating homes
Bid-Over-Price Ratios and Market Dynamics
In Houthavens, the overbid percentage ranges from 2% to 5% above the asking price, depending on location and finish. Homes directly on the water often see overbids of 4–5%, while apartments further from the waterfront see overbids of 2–3%. These percentages are lower than the Amsterdam average of 6–8%, mainly due to the more abundant supply of new construction.
The average time to sell is 45 days, which is significantly shorter than the 70 days in older Amsterdam neighborhoods. This is due to the turnkey condition of new-construction homes and the demand for energy-efficient homes.
Prices: How much does a house cost in Houthavens?
The average price per square meter in Houthavens ranges from €8,500 to €10,000, according to NVM data from March 2025. A two-bedroom apartment measuring 60 square meters costs between €420,000 and €480,000. Three-bedroom family homes start at around €650,000, while penthouses and waterfront homes can cost well over €1 million.
Rent or buy in Houthavens?
For those who are undecided between buying and renting: rents in Houthavens range from €1,800 to €3,350 per month, depending on size and location. You can rent a 50 m² apartment starting at €1,800, while more spacious homes of 100 m² cost around €3,000. For expats who want to try living there first, renting can be a logical first step.
Houthavens Neighborhood Guide: Amenities and Atmosphere
Hospitality: From Hotspot to Local Café
The restaurant and café scene is growing steadily. Along the quays, you’ll now find a variety of restaurants and coffee shops with waterfront patios. The Pllek beach pavilion at the NDSM shipyard is a five-minute bike ride away and offers a relaxed atmosphere with views of the skyline. In the neighborhood itself, cafés are housed in former port buildings.
Stores and Groceries
The shopping options are still limited. For large supermarkets, you’ll need to bike to the Spaarndammerbuurt, which is a ten-minute ride away. There are some small specialty shops and a neighborhood supermarket, but don’t expect a large shopping district.
Sports and Recreation
Westerpark is within biking distance and offers running trails, sports fields, and events. Within the neighborhood, there are water play areas where children can play. Cycling along the IJ toward NDSM or Zaandam is popular among residents. For fitness and swimming, check out the facilities in neighboring neighborhoods.
Schools
De Noordstar and OBS De Haven elementary schools are located in the neighborhood. For secondary school, children travel to West or downtown.
Accessibility and Public Transportation
You can reach Central Station by bike in ten minutes. Bus lines 48 and 248 connect the neighborhood to the rest of the city, but there is no metro stop, and none is planned. Drivers appreciate the quick access to the A10 Ring Road. Parking requires a permit; some new construction projects offer underground parking spaces.
Sustainability: Energy-Efficient Living
Sustainability is a key priority in the Houthavens. Many homes have been built using energy-efficient materials, insulated facades, and solar panels, resulting in an average EPC rating of 0.4—significantly better than Amsterdam’s average of 1.2. This translates to 20–30% lower energy costs compared to older neighborhoods.
The neighborhood itself was designed with green roofs, rainwater harvesting systems, and bike paths. Data from Statistics Netherlands (CBS) shows that sustainable features increase home values by 10–15%, especially among environmentally conscious buyers.
Developments and Future Plans
Current phase of the neighborhood
Houthavens is largely complete, but construction is still underway on a few islands. Construction-related disturbances will decrease in the coming years as the final projects are completed.
What's next?
New restaurants, cafes, and shops will follow as the population grows. Additional playgrounds and green spaces will also be added.
Houthavens Compared to Other New Development Neighborhoods in Amsterdam
Houthavens vs. IJburg
IJburg offers more space and prices per square meter that are 15% lower (€7,200–€8,500), but is farther from the city center. Houthavens has the edge in terms of accessibility and its intimate scale.
Houthavens vs. Overhoeks
Overhoeks in Noord has similar prices (€8,000–€9,500) and is also waterfront, but it has a different atmosphere: more urban and cultural due to its proximity to Eye and the A'DAM Tower. Houthavens feels quieter and greener.
Houthavens vs. Buiksloterham
Buiksloterham is 15% cheaper, but it lacks the waterfront homes and integrated atmosphere of Houthavens. For those who prioritize budget, it offers an alternative.
Checklist: Are You Ready for Houthavens?
- Budget of €650,000+ for a single-family home, €420,000+ for an apartment
- A 2–5% margin for higher bids has been factored in
- Homeowners' association fees of €150–250 per month included
- Agreement on Limited Retail Options (Groceries in the Spaarndammerbuurt)
- Bicycle as the primary mode of transportation (not the subway)
- Appreciation for modern architecture and new construction
- Any preferences regarding the location of the water or dock have been carefully considered
- Study on School Choice for Children
- Parking permit/underground garage under consideration
- Financing in place for a quick bid
Is Houthavens the right fit for you?
This neighborhood is ideal for buyers who love new construction, waterfront living, and an outdoor feel within the city. Families with young children will find plenty of space here for their children to grow up. Would you like to explore the options for buying a home in Houthavens? A specialized Amsterdam real estate agent can help you find the right island and the right home.
Sources
- NVM Market Data for Amsterdam, March 2025 — Average Prices per Square Meter and Time to Sell
- CBS Statline - Energy Consumption in Homes and EPC Ratings in the Netherlands, 2024–2025
- City of Amsterdam - Houthavens Neighborhood Development, Amenities, and Transportation Data
- Vereniging Eigen Huis - Homeowners' Association Fees for New Construction Projects in Amsterdam, 2025
- Funda/NVM Appraisals - Comparison of New Development Neighborhoods in Amsterdam (Houthavens, IJburg, Overhoeks)
Article written by the Amsterdam at Home team—specializing in the Amsterdam housing market since 2018. For personalized advice on buying a home in Houthavens, please contact us.
Frequently Asked Questions
How much does a two-bedroom apartment cost in Houthavens?
A two-bedroom apartment measuring 60 m² costs between €420,000 and €480,000, depending on the island and its location relative to the water.
Is overbidding necessary in Houthavens?
Yes, expect to pay 2–5% above the asking price. Waterfront homes often attract higher bids than apartments farther from the waterfront.
How energy-efficient are homes in Houthavens?
The average EPC rating is 0.4, compared to 1.2 citywide in Amsterdam. This translates to 20–30% lower energy costs.
Is there a subway line to Houthavens?
No, there is no subway. You can get there by bike (10 minutes to Central Station) or by bus lines 48 and 248.
Which island is best for families?
Pier2 offers 130 single-family homes with yards, ideal for families. Narva also has family-friendly options.
How much should I budget for homeowners' association fees?
Homeowners' association fees range from €150 to €250 per month for the maintenance of common areas and facilities.
Can I moor a boat at my house?
Private docks are available on Narva Island and at a few waterfront homes on other islands.
How long does a sale take, on average?
An average of 45 days—shorter than in older neighborhoods due to the buildings being newly constructed and their energy-efficient features.
Are there any stores in the neighborhood?
Limited: local grocery store and specialty shops available. Large supermarkets in the Spaarndammerbuurt neighborhood, a 10-minute bike ride away.
What are the best schools in Houthavens?
Elementary schools: De Noordstar and OBS De Haven. For secondary school, head west or to the city center.
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