Amsterdam Housing Market Q3: From Bidding Wars to Stability—What’s Really Happening in Amsterdam’s Housing Market Inside the Ring Road

After years of heated bidding, the Amsterdam housing market within the ring road appears to be slowly recovering. The extreme tension has subsided, but that doesn’t mean the market has lost its momentum—quite the contrary. Our analysis of the third quarter of 2025 shows that the market is becoming increasingly balanced, although competition for the right home remains fierce.

Price per segment: small but expensive, large even more expensive

Anyone who thinks that the price per square meter decreases in higher price ranges is in for a surprise. In fact, the price per square meter increases with each segment:

• Homes priced up to €500,000 cost an average of €9,171 per square meter (average size: 48 square meters)
• The mid-range segment (€500,000 – €1,000,000) averages €9,572 per square meter (average 74 square meters)
• In the luxury segment (over €1 million), the price rises to €10,282 per square meter, with an average size of 185 square meters

The price difference between the lowest and highest price segments is about 12%, which shows that buyers remain willing to pay for space, location, and quality.

Bidding wars: a two-speed market

Even below the €1 million mark, the pressure remains high. A full 74.2% of all transactions in this segment are sold above the asking price.

The average overbid ranges from €21,000 to €34,000, or about 6% above the asking price. The mid-range segment (€500,000–€1,000,000) stands out in particular: that’s where competition is fiercest and bids are the most competitive.

In the luxury segment, however, the picture is quite different. Here, properties are selling on average for as much as €14,000 below the asking price (–0.6%), and only 38.9% of homes change hands for more than the asking price.

Buyers in this segment have more options and are negotiating more carefully—a sign that sellers need to align their asking prices closely with current market conditions.

A deliberate pricing strategy by real estate agents

The slight decline in average prices within the ring road (–0.6% per square meter, –1.4% transaction price) is no cause for concern, but rather the result of a deliberate pricing strategy.

Real estate agents are increasingly opting for competitive asking prices to make properties more attractive on the market and encourage realistic offers. The market is therefore not overheated, but is moving toward healthy stability.

However, interest remains strong for homes that have it all—a prime location, recent renovations, outdoor space, and an A energy rating. These properties often sell quickly and command strong offers, while less distinctive homes take longer to sell.

What does this mean for you?

Amsterdam's inner ring remains a sought-after and resilient market, but the landscape is changing.

If you want to sell your home, you need to know where it fits within this spectrum: are you in the competitive segment under a million, or in the more relaxed high-end market where strategy makes all the difference?

Wondering what this market trend means for the value of your home?

Request a personal valuation from Amsterdam at Home.

Our local real estate agents know the numbers, but more importantly, they know the story behind them, so you’ll know exactly what your home is really worth today.