Amsterdam North Housing Market Under Pressure in Q2

Prices are rising, homes are selling faster, and the supply is drying up

The housing market in Amsterdam North is in full swing. The price per square meter continues to rise to over €7,300, homes are changing hands faster than in the previous quarter, and buyers are bidding significantly above asking price—even in the under-€700,000 segment. At the same time, the number of transactions is dropping sharply: there is a lack of suitable listings. As a result, Noord is no longer the “affordable backyard of Amsterdam,” but a serious, competitive market where smart buying and selling require strategic timing.

The price per square meter in Amsterdam North has risen by 6.2% to €7,316 per m²

The figures from Q2 2025 speak for themselves: the average price per square meter in Amsterdam North rose to €7,316, an increase of 6.2% compared to Q1 (€6,889) and as much as 9.7% compared to Q2 2024.

Compare with other neighborhoods:

• City center: €9,945 per square meter
• Oud-Zuid: €9,725 per square meter
• North: €7,316 per square meter

Pre-war homes sold for €9,132 per square meter, underscoring the high demand for distinctive properties. Post-war homes sold for €6,635, but accounted for the majority of sales.

Transaction prices are falling slightly—why?

The average transaction price fell from €609,739 to €592,077. But that is not a sign of a cooling market. The reason? In Q2, a relatively higher number of smaller and post-war homes were sold.

• Pre-war (Q2): €688,819
• Postwar (Q2): €543,496

In fact, the price per square meter is rising, confirming that buyers are paying more for less space. So the North hasn’t “become cheaper,” but is facing more intense competition for a smaller area.

Number of transactions drops by 23%: supply falls short

In Q1 2025, 174 homes changed hands. In Q2, that number dropped to just 133: a 23% decline. Compared to Q2 2024 (236 sales), the number has effectively been cut in half.

But take note: the time to sale has dropped from 44 to 37 days. This means that while there are buyers, there isn’t enough inventory to meet the demand. Pressure on the existing inventory is mounting, particularly in popular neighborhoods such as Van der Pek, Tuindorp, and Overhoeks.

Bidding premiums rise to an average of 109% to 115.8% in the pre-war segment

Bidding pressure is mounting: while the average bid in Q1 was 108% of the asking price, it rose to 109% in Q2. Buyers are increasingly viewing Noord less as “the affordable alternative” and more as a strategic choice within the city. For pre-war homes, the average bid is even 115.8% of the asking price.

So the North is no longer a bargain market, but a market where buyers are anticipating sustained growth.

What does this mean for you as a buyer or seller?

Are you selling your home in Noord? Then now is the perfect time

The combination of higher prices per square foot, shorter sales times, and strong bidding makes Q3 2025 an attractive time to sell. Do you have a well-designed, smaller home? If so, you’ll be directly appealing to the largest group of buyers.

Looking to buy in Noord? Get ready for a fast-paced and competitive market

Waiting for “the right deal” is risky: the price per square meter is rising faster than the total sales price is falling. Competition is particularly fierce in the under-€650,000 range. Those who buy now are buying at the right time, before Noord definitively crosses the €7,500-per-square-meter threshold.

Housing market expert Kaylee Römer, born and raised in Noord, speaks out

“The decline in the number of home sales in Amsterdam North is not a sign of waning interest, but rather of market tension. We’re seeing a combination of factors: the available supply isn’t keeping up with demand, prices are rising faster than many first-time buyers can keep up with, and some sellers are holding on in anticipation of even better offers. At the same time, there is hardly any new construction being completed at affordable prices. The result? Many buyers, little supply, fierce bidding wars, and a housing market that is under pressure but certainly not cooling down.”

Looking to buy or sell a home in Amsterdam North?

From family homes to starter apartments, we know the neighborhoods, the buyers, and the price levels for each segment. With our neighborhood data and experience in Amsterdam North, we’ll help you time your sale just right or make a well-informed purchase. Feel free to feel free to contact us.

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