New-build properties in Amsterdam: what you need to know before buying

04/07/2025

The housing market in Amsterdam continues to evolve. While existing homes are selling quickly, interest in new-build properties is growing. This is understandable: new-build properties are comfortable, energy efficient and offer plenty of freedom in terms of interior design. However, getting involved in a new-build project is less straightforward than it seems. In this blog, you can read what you really need to know before buying a new-build home in Amsterdam.

The advantages and disadvantages of new-build homes in Amsterdam

Choosing a new-build home is an attractive option, especially in a city like Amsterdam where house prices are high and existing properties often sell quickly. But before you sign up for a project, it is important to consider the main advantages and disadvantages of new-build homes in Amsterdam.

Advantages of new-build homes in Amsterdam

One of the biggest advantages is that your home is completely new: fresh, modern and built according to the latest energy efficiency standards. Think good insulation, underfloor heating, solar panels and little to no maintenance in the first few years. That means lower energy costs and fewer worries.

In addition, in many cases you have a say in the finishing touches. You choose the kitchen, bathroom and sometimes even the layout yourself. Another nice feature is that new-build homes are usually sold freehold (v.o.n.). This means that you do not pay transfer tax and that part of the additional costs are already included in the price.

Are you about to make the switch to a new-build property? Then don't forget to think about your current home. A frequently asked question is: should I sell my house in Amsterdam first, or wait until the new-build property is ready? Both options have advantages and disadvantages, depending on your financial situation and your desired living comfort in the interim period. A good consultation with an estate agent will help you with this.

Disadvantages of new-build properties in Amsterdam

However, there are also some points to consider. Buying a home in a project that is yet to be built often means you need to be very patient. It can easily take one to two years from registration to completion. And in a city like Amsterdam, there are regular delays due to permits, nitrogen regulations or shortages of building materials.

In addition, you often buy a house based on drawings. So you need to be able to visualise what it will look like. And although everything is new, you often have to invest in things like a garden, flooring, window coverings and lighting.

Finally, it is good to remember that new-build properties in Amsterdam are usually located in up-and-coming neighbourhoods. This is an opportunity, but it also means that you may end up living in a neighbourhood that is still under development, with all the pros and cons that this entails.

Don't forget your current home

Tips for your first viewing of a new-build property in Amsterdam

You've done it: you've registered, you've been allocated, and now the moment has arrived. The first viewing of your new-build home is scheduled. Exciting? Definitely. But it's also the perfect moment to take a close look and make sure everything is in order. Because even though the home is new, that doesn't mean there can't be anything wrong with it. Especially with new-build homes in Amsterdam, where the pace and scale are high, a critical first look is no luxury.

Below, we give you practical tips to get the most out of that first viewing.

Always bring someone with experience along: whether it's an architect, a contractor or a friend who's good with their hands, a second pair of eyes is a huge help. Especially with large projects in Amsterdam, where many homes are being built at the same time, mistakes can creep in that you as a buyer might overlook. Think of crooked window frames, scratches on glass or missing sockets. Extra tip: some buyers hire a purchasing advisor at this stage, even for new-build properties. This is particularly useful if you want to resell later or need to sell your house in Amsterdam first.
Check the finish based on the technical description: bring the contract documents, floor plans, and technical description with you. Go through your new home room by room and tick everything off. Has the right type of tile been installed? Is the floor finish correct? Are all the pipes in the right place? New-build properties in Amsterdam often use standard packages and additional work options. Sometimes an error only becomes apparent when you compare it with your contract.
Test windows, doors and pipes (if possible): have the windows already been installed? Open and close them. Are the doors hanging straight? Does the water drain properly in the shower? Even though it is still a shell, you can identify many technical issues early on. A common problem in new-build projects is poorly functioning mechanical ventilation or an incorrectly installed slope in the bathroom.
Pay attention to minor defects: minor damage such as plasterwork, dents or missing sealant: it may seem insignificant, but make a note of everything. There will be an official handover, but the builder can already make adjustments now. Especially in the Amsterdam market, where projects are completed quickly, you want to avoid missing out later.
Take clear photos of everything you notice: use your phone or bring a camera and document everything. That way, you will have proof if something is not resolved. Be sure to take overview photos and close-ups of any damage or deviations. Do you want to sell your house in Amsterdam as soon as the new build is finished? Then it is wise to have a complete photo history so that you can prove that the property was delivered in perfect condition.
Ask about outstanding issues and completion: after the first viewing, there is usually an official completion with a builder or project manager. Ask what that process looks like, what the deadlines are for repairs and who your contact person is. For new-build projects in Amsterdam, there are often fixed formats or tools you can use to report defects.

The first viewing of your new-build home is more than just walking around and dreaming about the interior design. It is the moment to identify any construction errors or shortcomings, so that you can start your new life with peace of mind. Your attention is crucial, especially with large-scale new-build projects in Amsterdam, where everything has to be done quickly and efficiently.

Are you still at the beginning of your journey and want to sell your house in Amsterdam before committing to a new build? Get good advice and work with a party that understands both processes, so you can avoid stress and stay in control.

Financing new-build properties in Amsterdam: what should you pay attention to?

Buying a new-build home feels like a fresh start. Everything is new, modern and energy efficient. But the process of getting there is often less straightforward than you might think. This is especially true for new-build properties in Amsterdam, where many projects are being developed simultaneously and demand is enormous. Anyone who wants to buy a home here not only has to act quickly, but also needs to understand how financing works. This is because it differs in important ways from what you are used to with existing properties.

No key at the notary, but waiting for completion

With existing homes, you receive the key immediately after the transfer. With new-build homes in Amsterdam, it works differently. You are purchasing something that has yet to be built. This means that you often have to arrange your mortgage before your home is even built. You sign a purchase and construction agreement, and the process begins from that moment on. The home is built in phases, and you pay part of the total price for each phase. These payments are made via a building deposit account. You deposit the mortgage amount into this account, and the contractor is paid from it as soon as a construction phase is completed.

Because you do not yet live in the house but have borrowed money, you pay interest on the amount that has already been withdrawn. This is called interest loss during construction. In addition, you may have to pay construction interest, a fee to the builder for costs incurred before the official transfer. These costs can be quite high, especially for longer construction projects, such as those common in many new-build projects in Amsterdam.

What if you already own a home?

If you already own a home, you need to plan carefully. Do you sell your current home first and rent temporarily, or do you try to time the transfer to coincide with the completion of your new-build home? In practice, the latter proves difficult. Many people therefore choose to sell their home first and then look for temporary accommodation. But what do you do if you need the money from the sale to finance the new home?

In that case, you can use a bridging mortgage. The bank will then advance the amount you expect to receive from the sale. This allows you to finalise the financing of your new-build home without having to wait for the transfer of your current home. This is particularly useful if you are selling your home in Amsterdam and the new-build in Amsterdam is still under construction. Thanks to this arrangement, you can avoid delays in financing.

Don't forget the interim period

There is often a period of several months or even more than a year between the sale of your old home and the completion of your new-build home in Amsterdam. During that time, you need somewhere to live. Temporary rentals in Amsterdam are expensive, moving in with family is not an option for everyone, and double monthly costs can be a heavy burden. Nevertheless, it is important not to underestimate this interim period. It is an essential part of the financial planning for a new-build purchase in Amsterdam.

Sustainability can save you money

Many new-build homes in Amsterdam are constructed according to the latest sustainability standards. These include excellent insulation, heat pumps, solar panels and low energy consumption. Some banks offer lower mortgage interest rates if your home is energy efficient. In addition, you can often borrow extra for sustainable measures, even if they are already included in the construction. This means you not only live more comfortably, but also benefit financially.

At first glance, financing a home in a new-build project in Amsterdam seems straightforward, but there are many details and exceptions. Therefore, it is important to seek advice from someone who has experience with this specific market. And don't forget to coordinate everything carefully if you are also selling your home in Amsterdam. Clear planning will help you avoid stress, delays and financial setbacks, allowing you to move into your new home with confidence.

Popular new-build locations in Amsterdam

When discussing new-build properties in Amsterdam, certain areas that combine urban renewal and growth in a smart way immediately come to mind. These locations are popular because they offer both modern living comfort and future-oriented infrastructure.

IJburg is a notable contender. Built on six artificial islands in the IJmeer, IJburg will soon have around 20,000 homes for some 50,000 residents. The neighbourhood has space for self-build and floating homes, new tram lines and high-quality amenities. This allows IJburg to offer the tranquillity of the water without losing its connection to the city.

In Buiksloterham, you can experience new construction in Amsterdam in a sustainable and experimental way. Here, a former industrial site on the banks of the IJ is being transformed into a circular urban district with thousands of homes, businesses and social amenities. Projects such as “Cityplot” and “The Doors” show that living and working can be combined in innovative ways.

The Houthavens are also a hotspot for new construction in Amsterdam. A new neighbourhood of around 1,700 homes is being built on seven artificial islands, including spacious family homes and apartments with jetties on the water. Buildings such as Pontsteiger and the Narva Islands are becoming the calling card of this waterside residential neighbourhood.

Furthermore, the Amstelkwartier is developing into a modern urban district in the east, with approximately 3,300 new-build apartments, greenery and water, and will be completely transformed by 2030.

Whether you opt for floating homes in IJburg, sustainable urban development in Buiksloterham, residential comfort in the Houthavens or modern urbanity in the Amstelkwartier, new-build properties in Amsterdam can be found in the most promising and future-proof neighbourhoods. Each location offers variety in terms of property type, living environment and investment prospects. It's simply a matter of choosing your ideal home.

Ready for your next step in Amsterdam?

New-build properties in Amsterdam offer opportunities, but they also require preparation. You will have to deal with long waiting times, technical choices and financial considerations. Nevertheless, for many people it is a logical step: a sustainable home in a future-proof neighbourhood, with lower energy bills and minimal maintenance costs. Whether you want to live there yourself or trade in your old home and sell your house in Amsterdam, good preparation prevents surprises. So get good advice, compare projects and talk to experts who really understand the Amsterdam new-build market. That way, you can make the transition to your new home with confidence.

Amstelland Makelaars is at your service with personal advice, years of experience in the Amsterdam housing market and a keen eye for opportunities in new-build properties. Whether you want to sell your current home first or are looking for help in choosing the right project, we will guide you from A to Z.

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