Living in Amstelveen means choosing a green, well-organized residential area just a stone's throw from Amsterdam.
TL;DR
- Amstelveen offers families and professionals a green living environment just 20 minutes from Amsterdam Central Station.
- Average price per square meter: €6,500–€7,000 (vs. €7,715 in Amsterdam). Overbid rate: 5–10% (vs. 13.3% in Amsterdam). Express tram 5 and metro 51 provide direct connections to the capital.
- Price: €5,400–€6,200 per square meter (depending on the neighborhood)
- Commute: 15–20 minutes to Zuidas, 20 minutes to Amsterdam Central Station
- Market: Stable, with bids averaging 5–10% above the asking price
Definition: What makes Amstelveen unique?
Amstelveen (population: 92,000, as of March 2025) combines suburban living with metropolitan accessibility. Unlike Amsterdam, with its average transaction price of €616,000 for 83 m², Amstelveen offers more space for less money. The municipality borders directly on the Amsterdamse Bos and is known for its international character due to its proximity to Schiphol Airport and international companies in the Zuidas business district.
Bid premiums: Lower than in Amsterdam
The Amstelveen housing market is characterized by moderate overbidding compared to Amsterdam. While Amsterdam has an overbidding rate of 13.3%, overbidding in Amstelveen remains between 5% and 10%. This makes negotiation more realistic and gives buyers more opportunities to stay within their budget.
Bids exceeding the asking price by neighborhood:
- Old Amstelveen: 8–12% (most popular neighborhood)
- City Center: 5–8% (high supply)
- Alder-rich: 6–10% (family survey)
- Westwijk/Keizer Karelpark: 3–7% (most room for negotiation)
Types of housing and average prices per square meter
The housing market in Amstelveen is characterized by a diverse range of properties. You’ll find spacious 1930s villas, modern apartments, and post-war townhouses. According to NVM data (March 2025), the average price per square meter ranges from €5,400 to €6,200, depending on the neighborhood.
Price overview by housing type:
- Single-family homes: €5,800–€6,500 per square meter
- Apartments: €5,200–€5,900 per square meter
- Villas (1930s): €6,000–€7,200 per square meter
- New construction: €6,500–€7,500 per square meter
Who is Amstelveen a good fit for?
Amstelveen attracts a variety of target groups:
Young families: They appreciate excellent elementary schools such as De Pionier and Het Palet, plenty of green space, and safe streets. Average family size: 2.3 children.
Dual-income households: Benefit from quick connections to the Zuidas (15 minutes) and Schiphol (20 minutes).
Expats: Choosing international schools such as the International School of Amsterdam and the proximity to international companies.
Which neighborhood is right for you? A comparison of Amstelveen's neighborhoods
Old Amstelveen: 1930s charm and a village atmosphere
- Character: Historic, small-scale, village-like
- Property type: 1930s homes, villas
- Price: €6,000–€6,200 per square meter
- Ideal for: Buyers looking for authentic architecture and a sense of community
City Center: Modern and Central
- Character: Vibrant downtown, modern high-rises
- Property type: Apartments with balconies, penthouse units
- Price: €5,600–€5,900 per square meter
- Attractions: Cobra Museum, Amstelveen Theater, restaurants
- Ideal for: Those who want an urban atmosphere combined with the tranquility of Amstelveen
Elsrijk: a green family neighborhood
- Character: The ultimate family neighborhood, international
- Property type: Spacious single-family homes, villas
- Price: €5,800–€6,200 per square meter
- Special feature: Proximity to international schools
- Ideal for: Families who prioritize space and quality
Westwijk and Keizer Karelpark: Space and Affordability
- Character: Small-scale, community-oriented
- Property type: Spacious homes, plenty of green space
- Price: €5,400–€5,700 per square meter (most affordable)
- Suitable for: Maximum space at a relatively competitive price
Step-by-Step Guide: Buying a Home in Amstelveen
Determine your budget and mortgage capacity
Take into account average prices per square meter by neighborhood
A 5–10% buffer for higher bids
Choose your neighborhood based on your lifestyle
Families: Elsrijk or Keizer Karelpark
Young professionals: City Center
Authentic Living: Old Amstelveen
Check your commute
Express Tram 5: City Center → Amsterdam Central Station (20 min)
Metro 51: → Zuidas (15 min)
By car: A9/A10 access
Focus on local amenities
Check out schools in the area
Explore shops, restaurants, and cultural attractions
Seek professional guidance
Buyer's agent with local knowledge
Arrange a notary and mortgage advisor
Conduct market research
Compare recent transactions in the neighborhood
Check sales times and bidding strategies
Plan viewings strategically
Weekends are often busy, while weekdays are quieter
Compare multiple neighborhoods
Accessibility and amenities
Public transportation:
- Express Tram 5: Stadshart/Ouderkerkerlaan → Amsterdam Central (20 min)
- Metro 51: → Zuidas (15 min)
- Bus 300: → Schiphol (20 min)
Cultural facilities:
- Cobra Museum: International Modern Art
- Amstelveen Theater: Theater, dance, music
- Stadshart: Shopping center with 150 stores
Education:
- 45 elementary schools, including those with international programs
- International schools for expats
- Good connections to universities in Amsterdam
Frequently Asked Questions
What is the average price of a home in Amstelveen?
On average, €450,000–€650,000, depending on the neighborhood and type of home. Single-family homes are more expensive than apartments.
How much is it normal to bid above the asking price?
Between 5% and 10%, significantly less than Amsterdam (13.3%). In Oud Amstelveen, the figure is sometimes higher due to its popularity.
Is Amstelveen a good place for first-time homebuyers?
Yes, apartments in Stadshart and Westwijk, in particular, are relatively affordable for first-time buyers.
Which neighborhood has the best schools?
Elsrijk is known for its excellent (international) elementary schools. Oud Amstelveen also offers strong educational options.
Is it easy for me to travel to Amsterdam for work?
Excellent. Express tram 5 runs every 6 minutes to Amsterdam Central Station. You can reach Zuidas in 15 minutes.
What are the hidden costs?
Notary (€1,500–€2,500), appraisal (€400–€600), buyer’s agent (1–2% of the purchase price), transfer tax (2% for homes up to €400,000)
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