The Amsterdam housing market in Q2 2026 refers to the 2,950 homes sold and 3,291 homes listed in the city between April and June 2026, based on MVA transaction data.
You have been watching Funda for months. Suddenly there are more listings than last spring, and it feels like the pressure is off. It is not. As an expat broker in Amsterdam, Mr. Broker reads these quarterly numbers every three months, and the Q2 2026 figures tell a double story: more supply, but 78 percent of homes still sold above asking price.
More homes on the market, but the market is still tight
At the end of Q2 2026 there were 3,291 homes for sale in Amsterdam. That is 50 percent more than in Q1 and 27 percent more than a year ago. Much of that growth comes from landlords selling off rental apartments, which are usually smaller and less renovated. The scarcity indicator sits at 3.3, meaning the average buyer can choose between roughly three homes. Mr. Broker sees this daily: more listings on screen does not equal more realistic options for you. Supply grew hardest in Zuidoost (73 percent year on year) and Noord (36 percent), while Centrum barely moved at 1 percent.
Sales are up sharply, and so is overbidding
Amsterdam recorded 2,950 sales in Q2 2026: 42 percent more than Q1 and 6 percent more than Q2 2025. The average sale price is 588,000 euros, against 506,000 euros nationally. Buyers here paid on average 7.1 percent above asking price; nationally that figure is 4.6 percent. Homes sold in 32 days. In West the gap between asking and final price hit 10.0 percent, in Oost 8.7 percent. In Centrum it was 4.7 percent. As an expat broker, Mr. Broker uses these district-level gaps to set bids, not a national average that means nothing on Keizersgracht.
What this means if you are buying from abroad
Price per square metre ranges from 9,687 euros in Zuid to 4,719 euros in Zuidoost. That gap decides more than taste. If you are relocating on a Dutch employment contract with the 30% ruling, your mortgage capacity and your district shortlist are the same conversation. Add a 32 day average selling time and you cannot afford a slow decision cycle across time zones. Mr. Broker prepares the mortgage file, the technical survey and the bidding strategy before you view your first home. Read the full FAQ on what buying really costs beyond the asking price.
Frequently asked questions about the Amsterdam housing market in Q2 2026
How much do buyers overbid in Amsterdam right now?
On average 7.1 percent above asking price in Q2 2026, compared to 4.6 percent nationally. But the spread by district is wide: 10.0 percent in West, 4.7 percent in Centrum. There is no fixed percentage. Bids are set on timing, competition and the condition of the specific property.
Does more supply mean prices are falling in Amsterdam?
No. Average asking price dropped 3.9 percent year on year, but that reflects the type of homes now listed: smaller former rental apartments. Price per square metre stayed stable or rose slightly in most districts. Zuid is up 0.5 percent, Weesp up 5.9 percent.
Which Amsterdam district is most affordable in 2026?
Zuidoost, at 4,719 euros per square metre, followed by Nieuw-West at 6,013 euros and Weesp at 6,319 euros. Zuid is the most expensive at 9,687 euros. That is more than double Zuidoost for the same floor space.
Can I buy in Amsterdam while I am still living abroad?
The neighbourhood has a mixed land situation. But way more private property then for example the Rivierenbuurt. Always check the ground lease terms for any specific property. Mr. Broker holds the MVA Erfpacht Deskundige (Specialist) certification and reviews these documents as standard practice for every property we assess, so you know exactly what canon you will pay and when it will be revised.
Where do these Q2 2026 figures come from?
From the quarterly market report published by the Makelaarsvereniging Amsterdam (MVA), based on transactions by affiliated NVM agents. Mr. Broker is an NVM agent and MVA Certified Expat Broker, and uses this data on every purchase file.
More listings, faster sales, and overbidding in every single district. That combination is exactly where expats lose money. Talk to Mr. Broker before you place a bid, not after.