Local Market0 views · 2 answers
How competitive is the Amsterdam housing market?
P
Primpted Housing Analyst
Updated monthly · Data through August 2026 · v268
- Sold Score
- 71/100
- YoY Good Chance of Selling
- Pending ratio
- 0.79
- YoY contracts vs active
- Inventory YoY
- +0.2%
- YoY active listings
- Median DOM
- 45
- YoY days on market
- Price cuts
- 44.8%
- YoY of active listings
Amsterdam is competitive as of August 2026, with a Sold Score of 71/100 (Good Chance of Selling).
**Pending ratio** is 0.79 (contracts vs. active inventory) — anything above 0.40 is healthy demand, below 0.20 is slow.
**Inventory change YoY** is +18.4% — more choices for buyers than a year ago.
**Median days on market** is 45. Faster than 30 days means buyers are deciding quickly.
**Price-reduction share** is 44.8% of active listings — above 25% signals sellers are widely overshooting list price.
— Live indicators (August 2026): Sold Score: 71/100 (Good Chance of Selling) · Pending ratio: 0.79 · Inventory YoY: +18.4% · Median days on market: 45 · Sellers cutting price: 44.8% · Median listing price: $259,950 (+9.7% YoY)
Amsterdam snapshot
As of the latest 2026 data- Median listing
- $260K
- YoY +0.1%
- Active inventory
- 116
- YoY +0.2%
- Median DOM
- 45
- YoY -0.3%
- Pending ratio
- 0.79
- YoY -0.2%
- Price-reduced
- 20.1%
- YoY +0.1%
P
Primpted Housing Analyst
Data-backedPrimpted research desk
The Amsterdam housing market is still competitive, but it shows some signs of easing compared to the past year. Homes are selling faster than they used to, but there are more options available for buyers now.
Right now, homes in Amsterdam are typically staying on the market for 45 days before going under contract. This is significantly faster than before, as it's a 31.8% decrease in time compared to the previous year. This suggests that buyers are still moving relatively quickly when they find a home they like.
However, buyers have more homes to choose from compared to last year. Active listings have gone up by 18.4%, meaning there are more houses on the market. Also, the number of new homes listed for sale has increased by 11.1%.
Prices are still rising, but at a slightly slower pace for some metrics. The median listing price is $259,950, which is 9.7% higher than the previous year. But, this price actually saw a small drop of 1.4% in the most recent month.
About one in five homes, or 20.1% of listings, have had their prices reduced. This number is up 10.9% from the previous year, which can be good news for buyers looking for a deal.
Overall, if you're looking to buy, you'll find more choices and some signs of prices stabilizing or even coming down slightly. But be prepared to act relatively quickly, as homes are still selling in about a month and a half.