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Amsterdam's housing market is becoming increasingly congested and overheated while the number of settlers / newcomers remains high


Paradox: Large influx while housing market is completely closed


Housing accessibility in the Netherlands has never been so low , headlined Vastgoedjournaal in November 2021 (note 1). The accessibility of the city is at risk, warns the Council for the Living Environment and Infrastructure in its report Access to the City (note 2).


This is even more the case in Amsterdam. A short sketch:

  • Nowhere in Europe is the rent for apartments, rooms and studios as high as in Amsterdam. According to the International Rent Index, the average rental price of an apartment in Amsterdam is €2,275 p/m, for a studio this is €1,740 p/m and for a room €963 p/m (HousingAnywhere, 2024)

  • The average sales price of a home in the first quarter of 2024 is 603,173 euros; this was 567,432 euros in the fourth quarter of 2023, which is an increase of 6.3% (NVM, 2024)

  • In 2022-2023, the supply of social housing increased for the first time after a decline of more than 20 years. This is mainly due to the new construction of small youth homes (AFWC, 2023)

  • The supply of owner-occupied homes in Amsterdam fell by 38% in 2021 (Parool 14-01-22).

  • The waiting time for a social rental home in Amsterdam is more than 13 years ( from 02-05-2021)

  • Between April 2019 and September 2021, Blackstone purchased 1,453 homes in Amsterdam, of which 328 were vacant at the beginning of September 20212 (Parool 28-09-21)

But at the same time, the influx of newcomers to Amsterdam has only grown from 2015 to 2021, to the highest numbers ever. With the exception of the corona year 2020.

The accessibility of the city has never been better , it seems:









Apparently the housing market can be locked and the city can still take in large numbers of newcomers.


Where will these newcomers live, will they find shelter? (neighborhoods, residential sectors)

The large number of new settlers is only possible if large numbers of people also leave the city. The table below shows how many people have left Amsterdam in recent years.


Who is leaving the city? Who can no longer continue to live in the city (occupational groups, age, neighbourhoods)? For the poor position of teachers on the Amsterdam housing market, see:


What kind of housing contracts do the newcomers have and is it correct that they are largely on temporary housing contracts that expire after a few years?

People can settle in the city, but they also have to leave as quickly as possible. To make room for new influx?

How does the sorting machine work? ​


Overview and background of all owners of residential complexes for newcomers: De Key/ Lieven/ Lieven de Key; other housing associations; Student Hotel; Student Experience, Holland2Stay; Hotel Jansen; Greystar; Change=; Wonam and a few more

  • Who realizes affordable rents (in the social sector, up to €880) and who rents in the private sector (above €880)?

  • Who is making money from the large influx of newcomers in Amsterdam?

  • Does the money go to non-profit organizations that spend it on affordable housing, or to the shareholders?


      - De Key is the former SSHA, Amsterdam Student Housing Foundation. Non-profit organisation; housing Corporation. Works primarily 

      for young people, students, status holders and working young people

      - DUWO is a non-profit organization, only for students. Now works not only for students from the Uva and VU, but also for students of

      the Amsterdam University of Applied Sciences (HvA), InHolland University of Applied Sciences and for employees of these institutions


Research on Collectivity and Community

Do these complexes have collective spaces, facilities, community policies and what kind?

All complexes are temporary, and people - especially in the complexes for foreign students - often live for a very short time. Is there still any form of collectivity and community, or is it more of a hotel situation?

       How do these complexes function in the sorting machine?

       Can collectivity and community building lead to people staying in Amsterdam? ​ ​


Housing market, living and temporariness

       The paradox explains in rough terms:

- Since 2015, all youth homes and homes with a rent above the social rental limit can be rented temporarily. Housing associations may rent for a maximum of 5 years, private landlords for a maximum of 2 years. Extension is not possible. You can, however, conclude a new temporary contract for another home.

- Youth housing is available up to and including 27 years of age; if you sign a new contract at the age of 27, you can live there until the age of 32. Due to the introduction of temporary contracts, the flow on the Amsterdam housing market has increased enormously and it has become much easier for newcomers to settle.

- By completely releasing the rental sector above the social rental limit, an extremely expensive rental sector emerged from 2016 onwards. Due to the temporary nature, it was possible to increase the rent additionally each time a tenant left. Rents have therefore become so high that almost only newcomers want to pay this, because this is the only way for them to settle in Amsterdam.

- High rental prices have also made it attractive to convert owner-occupied homes into rental properties. Because the duration of residence in owner-occupied homes is much longer than in rental homes, the flow has increased.


Since 2021, measures have been taken to change the above-mentioned housing policy.

  • Self-occupancy obligation has been introduced in 2021 for homes below a certain purchase price; about 6 tons in Amsterdam

  • A number of tax measures have been taken from 1 January 2024, which have significantly reduced the return for private residential landlords

  • As of July 1, 2024, temporary rental in the private rental sector will be prohibited

  • According to demissionary minister Hugo de Jonge, the Affordable Rent Act should come into effect on July 1, 2024; it is unclear whether this will be discussed and approved 'in time' by the 1st and 2nd chambers. This law would regulate the rent of half of the private rental sector in Amsterdam (that is 10 to 15% of all homes).

        Will this reduce the flow greatly and thus reduce the opportunity for newcomers

        to settle in Amsterdam?


Research on the decrease in the duration of residence in Amsterdam

Data from the Association for Precarious Housing, Carla Huisman study, VROM Council, etc. in relation to the decrease in the duration of living in Amsterdam that we have mapped, see elsewhere on this website


New construction largely small and with temporary leases. Both independent units and non-self-contained units; largely in the social sector (rent under 740 euros/month; but also much more expensive): large numbers of temporary, small residential units have been realized in the new construction since 2015: Little Manhattan at Lelylaan, Lieven at Vlaardingenlaan, Overschiestraat, NDSM, Our Domain, Change =, Wonam, Student Hotel, Student Experiment; huge numbers, which have made the city accessible in recent years.


Not only large number of newcomers higher than ever, also number of departures to record high

Research into length of stay in Amsterdam (standard research and data are about length of stay at an address). Development in recent years; differ per neighborhood and development thereof.

          This study was completed in the spring of 2023 and can be found under the heading "Length of stay in Amsterdam" further down this



Difference in rental and owner-occupied housing markets in Amsterdam for influx and residence of newcomers. Including 'Buy to let' and development of the free rental sector


Amsterdam Arrival City: in which Amsterdam neighborhoods do the newcomers end up (distinction in the 99 neighborhoods of OIS). The top 10 neighborhoods of the past 5 years where the most newcomers end up. Until about 2010 these were always neighborhoods in Zuidoost, in recent years especially neighborhoods in Zuid and on the Zuidas. Make a portrait of the “reception neighbourhoods”: what does this mean for the atmosphere, meeting, interaction, facilities, management, social networks.








  1. “Housing accessibility in the Netherlands has never been so low”
    Access to the Dutch housing market fell by 17% in one year. As a result, only three in ten home seekers are now able to find a home within a year. These and other figures are apparent from the housing accessibility monitor launched today (3-11-2021) by mortgage lender BLG Wonen. (from: Real estate news 3 November 2021)

  2. Advice 'Access to the City' of the Council for the Living Environment and Infrastructure (RLI) (“advisory board for government and parliament”) September 2020
    In this advisory report, the Council warns against the fact that cities are becoming more inaccessible. In summary: The waiting times for social housing are increasing rapidly and the supply of owner-occupied homes is falling rapidly. People with a low income can no longer live in the city.

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Woningmarkt en woonduur

Housing market


Length of stay in Amsterdam
The Amsterdam housing market in numbers
Housing crisis and proposed policy
Teachers and other key professions on the Amsterdam housing market
Living in an
unjust city

Temporary living

Temporary Living
Temporary living
in Lieven
Interview with Giovanni Rossetti
An Italian UvA-researcher, about his situation of
iving  in the Amstel Station cluster.
Students on the Amsterdam housing market
Tijdelijk wonen
Woonlocaties voor nieuwkomers

Map Amsterdam temporary housing
young people, students

Locations with new-build clusters for newcomers, for details:

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