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LUNTERO
Find your way home in the Netherlands with 20,000+ rental listings at your fingertips!
© 2025 Luntero. All rights reserved.
Luntero
Amsterdam Population Growth Slows as Wealth Gap Widens: What Renters and Buyers Need to Know
Amsterdam’s record population growth is decelerating, driven by fewer newcomers and rising emigration, while the gap between homeowners and tenants deepens due to surging property prices.
NL Rental News
More single first-time buyers in the Netherlands are entering the property market thanks to improved economic conditions, yet many still rely on parents for financial backing.
ABN Amro expects Netherlands home prices to climb 8.7% this year and 3% next year, driven by wage growth and tight supply.
ABN Amro now expects Dutch home prices to climb 8.7% in 2025 due to rising wages, with growth slowing to 3% in 2026 amid supply constraints. Sales volumes will stabilize as investor sell-offs taper off.
Amsterdam’s population growth is slowing due to reduced migration, while soaring home prices deepen the divide between tenants and homeowners.
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Understand Dutch rental terms before you sign the lease.
Renting in the Netherlands comes with unique rules, legal phrases, and housing abbreviations that can be tricky. The Luntero Rental Glossary is your guide to every rental term — from tenancy agreements, deposits, and agency fees to utility charges, rent control, and tenant rights. Whether you’re new to renting, moving as an expat, or just want to avoid hidden costs, our glossary helps you rent smarter, negotiate better, and protect yourself from mistakes.
Amsterdam has long been a magnet for expats, students, and professionals seeking the vibrant culture, thriving job market, and excellent public transport that the Dutch capital offers. Yet, according to the latest State of the City of Amsterdam 2024–2025 report from statistics agency O&S, the momentum of population growth has markedly decreased, while wealth disparities continue to widen—especially between homeowners and tenants.
Since 2000, Amsterdam’s population expanded by 28%, reaching approximately 935,000 residents—double the national growth rate of 14% over the same period. For years, the city added roughly 10,000 people annually, driven by international immigration and internal migration from other parts of the Netherlands. However, last year saw a sharp deceleration: only 2,600 new residents were added, a dramatic drop compared to the decade-long average.
O&S identifies two main reasons for the decline in newcomers:
Meanwhile, emigration rose, with 2,300 additional residents leaving the country. Factors such as weaker job market demands in certain sectors, tighter immigration policies, and high living costs may all be contributing to these shifts.
Despite the current slowdown, Amsterdam’s population is still expected to grow to around 1.1 million by 2055. To accommodate this expansion, the city’s housing stock increased by over 6,000 homes last year, bringing the total to 487,000 dwellings. Projections estimate an additional 117,000 homes will be needed over the next three decades.
Meeting these targets will require a coordinated effort between municipal authorities (gemeente), woningcorporaties (social housing associations), and private developers. Prioritizing affordable rental units and middle-income family homes can help balance the market and curb speculative price hikes.
One of the most pressing challenges highlighted in the report is the growing wealth inequality, driven in large part by skyrocketing property values. Amsterdam’s average home price now hovers around €618,000—substantially above the national average of €451,000. As a result:
Statistics reveal that 17% of households in Amsterdam are classified as low-income, while 15% enjoy high-income status. Alarmingly, one in three residents struggles to make ends meet, and among low-income households, three-quarters report difficulty covering monthly expenses.
For renters, the combination of constrained supply and high demand translates into tougher competition and higher bids for available units. Understanding tenant rights under the Dutch Rental Act (huurrecht) is crucial, as is checking eligibility for huurtoeslag to offset rising costs.
Landlords, meanwhile, are operating in an increasingly regulated environment. New rules aimed at protecting tenants could affect rent-setting and lease termination practices. Incorporating sustainable features and smart home technology can justify moderate rent increases and appeal to long-term tenants.
Beyond housing, the report finds that Amsterdam residents’ general well-being is recovering after the pandemic. Two-thirds of adults describe themselves as happy—slightly below the national average—but life satisfaction remains steady at 7.2 out of 10. Residents also rate their neighborhoods at an average of 7.5, indicating broad contentment with local amenities and cohesion.
However, confidence in neighborhood safety and cleanliness has dipped marginally, particularly in the historic Centrum district and Osdorp. Local improvements in public transport, waste management, and social programming can help bolster these perceptions.
To ensure balanced growth, Amsterdam’s stakeholders must prioritize:
By combining proactive policy with community engagement, Amsterdam can maintain its appeal without sacrificing inclusivity or affordability.
Explore Amsterdam’s dynamic rental market and find your next home with confidence—Luntero is the easiest way to discover up-to-date listings and expert guidance: Luntero.
Understand Dutch rental terms before you sign the lease.
Renting in the Netherlands comes with unique rules, legal phrases, and housing abbreviations that can be tricky. The Luntero Rental Glossary is your guide to every rental term — from tenancy agreements, deposits, and agency fees to utility charges, rent control, and tenant rights. Whether you’re new to renting, moving as an expat, or just want to avoid hidden costs, our glossary helps you rent smarter, negotiate better, and protect yourself from mistakes.
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