Is it possible to buy a first home in Amsterdam?
Yes, though you need to know where to look. Competition is fierce, but it is still possible.
In Amsterdam, the average selling price is around €760,000. That sounds out of reach, but a compact apartment costs significantly less. You won't find such apartments in the Jordaan, but you will in Nieuw-West, Zuidoost, or Noord.
What many first-time buyers don't realize is that the supply is growing. More homes are coming onto the market, especially in the Oost district and the city center. These are often former rental properties being sold off, which are well-suited for first-time buyers in terms of price and size.
The fact that supply is growing doesn't mean the market is quiet. Buyers pay above the asking price on average, and homes are on the market for a short time. Nevertheless, Amsterdam has the largest supply in the Netherlands. First-time buyers who look beyond the well-known neighborhoods find a home more quickly as a result. You can read about what buying yields for you at the benefits of a first home.
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How do you buy your first home in Amsterdam?
You buy your first home in Amsterdam by securing your financing in advance. Then, act quickly as soon as you find a suitable property. The process takes three to six months on average.
The buying process consists of seven steps:
- Determine your budget
- Map out your financing
- Map out your own capital
- Start your search in Amsterdam
- Viewings and bidding
- Purchase contract and cooling-off period
- Notary and key handover
1. Determine your budget
You determine your budget by looking at yourmaximum mortgage to have it calculated. With a single average income, you won't get as far as many first-time buyers hope. With two incomes, your borrowing capacity increases significantly, opening up more Amsterdam districts.
Also, count on 4% to 6% in additional costs, such as valuation, notary fees, and advisory costs. As a first-time buyer under 35, these costs are lower due to the first-time buyer exemption.
2. Map out your financing
You can map out your financing by engaging amortgage advisorearly on. They will arrange amortgage certificate for you. That certificate proves that you can secure the mortgage. This allows you to make an offer immediately in Amsterdam when you find a home.
You add theNational Mortgage Guarantee (NHG) provides a safety net for payment problems, for example, after job loss. You also get a lower interest rate with it. The NHG limitin 2026 is€470,000, or €498,200 with energy-saving measures. However, many Amsterdam homes are above that limit, so check that in advance.
First-time buyers aged 18 to 35 pay no transfer tax thanks to the first-time buyer exemption . That starter scheme applies to your first home, provided you are going to live in it yourself. Also, the purchase price must not exceed the €555,000 result. For a property of €400,000, you save €8,000. This threshold is therefore particularly important given Amsterdam's prices. Above that amount, the benefit expires and your purchasing costs costs rise significantly.
3. Map out your own funds
In Amsterdam, as a first-time buyer, you should count on approximately €12,000 in personal savings. This covers the buyer's costs. With homeup, these are lower than with a traditional estate agent. If you want to outbid others, you sometimes need extra personal funds. This is only the case if your bid is higher than the valuation.
Amsterdam does not offer starter loan . This is different from Haarlem or Amstelveen. Via the SVn Loan Checker you can check which municipalities do. Just like in many other municipalities, the owner-occupancy obligation and buy-to-let protection apply in Amsterdam. These protect affordable homes from investors, ensuring more properties remain available for first-time buyers.
4. Start your search in Amsterdam
You can start your search in Amsterdam as soon as your financing is in place. You can then focus your search on the districts that fit your budget. You can read more about which districts offer the best opportunities in the section on searching in Amsterdam.
5. Viewings and bidding
During the viewing you view the property, and then you make an offer. For an older apartment, you should have a structural survey carried out beforehand. This costs a few hundred euros and prevents expensive repairs later on.
6. Purchase agreement and cooling-off period
After your offer is accepted, you sign theprovisional purchase agreement. This contains the agreements regarding price and delivery date.
After signing, you have three working days ofstatutory cooling-off period. Have the contract reviewed by a legal expert or your buying agent.
7. Notary and key handover
You add thekey handoveris the final step. Thenotaryprepares the deed of transfer and the mortgage deed. You will sign both deeds on the day of the transfer.
After that, you will receive the keys to your first home in Amsterdam.
How do you search for a home in Amsterdam as a first-time buyer?
As a first-time buyer, you search for a home in Amsterdam by broadening your search area. The price differences between districts are enormous. An apartment in the Rivierenbuurt quickly costs much more than one in Nieuw-West.
For first-time buyers, these districts offer the best opportunities:
- Nieuw-West (Geuzenveld, Slotermeer, Osdorp) has the lowest entry prices in the city. Ideal for first-time buyers looking for space, but less suitable if you want nightlife within walking distance.
- Zuidoost (Bijlmer) is cheaper than most districts and easily accessible by metro. First-time buyers get more square meters here for the same budget.
- Noord (Buiksloot, Nieuwendam) is still relatively affordable and is becoming increasingly popular. You can reach the city center quickly by ferry or metro.
- Westerpark offers compact apartments in a lively neighborhood with plenty of restaurants and bars. You pay more per square meter, but you live right in the heart of the city.
Complete your search in Amsterdam in this order:
- Set up a search profile onFunda with your maximum budget and the most promising districts.
- Turn on notifications and respond to new listings on the same day.
- For each property, check whether it is on leasehold leasehold land or freehold land.
- Read the HOA minutes and check the energy label before you schedule a viewing.
The vast majority of homes in Amsterdam are on leasehold land. This means you own the home, but you rent the land from the municipality. You pay an annual fee for this, known as the ground rent (canon). With Amsterdam leasehold , the ground rent can increase significantly at the end of the term. Therefore, always request the leasehold contract before you make an offer.
The HOA minutes show how the building is maintained and what costs are coming up. If you are looking at a former rental property, check carefully to see if the HOA is saving enough money.
In addition, Amsterdam is building thousands of new homes in Haven-Stad and the Sluisbuurt. With new construction, the price is fixed, so you don't have to compete with overbidders.
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Buying agent in Amsterdam
Abuying agent in Amsterdam guides you through the purchase, from viewing to offer. They know the market and the pitfalls. In a highly competitive market, that knowledge makes all the difference for a first-time buyer.
Think of leasehold structures that you might not recognize as a first-time buyer. The same applies to HOAs with deferred maintenance. A buying agent spots those risks before you make an offer. This way, as a first-time buyer, you are less likely to miss something in a contract or leasehold deed.
Why first-time buyers choose homeup as their buying agent in Amsterdam
homeup offers two services to first-time buyers in Amsterdam. On the open market, we guide you as a buying agent for €2999. You only pay upon the transfer of keys. Additionally, you can purchase from our exclusive listings without overbidding, at a fixed price. These homes are not on Funda. Our guidance for these properties costs €5999.
As a buying agent on the open market, you get the following:
- Full legal support and document review, so you don't miss anything in the purchase contract or leasehold deed.
- A sharp bidding strategy, with which we submit a competitive offer on your behalf.
- Market value research, so you never overbid too much.
- A mortgage certificate, so your financing is in place before you start searching.
With that certificate, you can make an offer without financing contingency . It tells the seller that you are certain to secure your mortgage. If there are multiple interested parties, a seller is more likely to choose you.
All homeup buyers have pre-verified their ability to afford a home. Furthermore, homeup buyers purchase a home three months faster on average. In Amsterdam, that speed makes all the difference.
