Homes for sale in Aalsmeer
View the current supply of homes for sale in Aalsmeer, including neighbourhood scores and resident reviews per district. Compare neighbourhoods and find your home for sale.
Buying a house in Aalsmeer: the housing market in 2026
Aalsmeer is inextricably linked with flowers, water and a village character that you won't easily find so close to Amsterdam. The municipality in Noord-Holland has over 33,000 residents and is nestled between the Westeinderplassen, Schiphol and the Haarlemmermeer. This location makes it attractive for people who work in the Randstad but want peace and quiet in the evenings. At the same time, the proximity of Schiphol causes noise pollution in parts of the municipality, something to bear in mind.
Of the approximately 13,460 homes in Aalsmeer, 64% are owner-occupied. The average WOZ value is €494,000, but actual sale prices are much higher. In the past twelve months, 199 homes changed hands at an average purchase price of €791,319, with a range of €315,000 to €3,495,000. The average floor area of sold homes is 132 m². This indicates that relatively many spacious family homes and detached houses are sold, which pushes up the average. The market is tight: homes sell quickly and overbidding is more the rule than the exception. At the top of this page you can see the current selling time and current supply. On Buurtje.nl you will find neighbourhood scores and resident reviews for each home, so you can look beyond just the asking price.
The best neighbourhoods to buy a house in Aalsmeer
Aalsmeer has three main neighbourhoods, each with its own character and price level. Whether you are a first-time buyer looking for an apartment, or a family moving up to a detached house on the water: the difference between the neighbourhoods is large. Below is an overview based on market data and reviews from residents themselves.
Oosteinde, peace and space on the water
Oosteinde is the rural, green part of Aalsmeer east of the village centre. Here you will find ribbon development along narrow roads, plots on the water and many detached houses. It is the neighbourhood where movers and families with a larger budget end up. The neighbourhood score from residents on Buurtje.nl is 8.6 based on 2 reviews, the highest in the municipality. One resident describes it as: "Wonderfully quiet living with lots of greenery around you." The level of amenities is limited; you are dependent on the car for shopping and schools. Prices here are well above the municipal average, especially for homes with their own jetty. View the supply in Oosteinde for the current situation.
Aalsmeer-centrum, village living with amenities
The Aalsmeer neighbourhood includes the village centre with the Praamplein shopping centre, the Ophelialaan and the surrounding residential areas. Most amenities are located here: supermarkets, primary schools, GPs and catering. It is the neighbourhood where, as a first-time buyer or young family, you get the most for your money in terms of accessibility and daily convenience. Residents give the neighbourhood a 7.2 on Buurtje.nl. The housing supply is more varied than in Oosteinde: from 1960s terraced houses to new-build apartments. Buying an apartment in Aalsmeer-centrum is one of the few options if you want to stay under €400,000. View homes in the Aalsmeer neighbourhood for the current supply.
Kudelstaart and Kalslagen, affordable but with caveats
Kudelstaart, south of the village centre, is an independent village within the municipality of Aalsmeer. Together with Kalslagen it forms the southern neighbourhood. Here, house prices are generally slightly lower than in the centre or Oosteinde, making it interesting for first-time buyers and young families. But residents are more critical: the neighbourhood score is 5.2 based on 4 reviews. Particularly in terms of community spirit and amenities, Kudelstaart and Kalslagen score lower. Accessibility by public transport is limited and for secondary schools children have to go to Aalsmeer-centrum or Amstelveen. Nevertheless, the village offers a quiet living environment with water nearby. View the housing supply in Kudelstaart and Kalslagen to see what is available.
Do you want a complete picture of all neighbourhoods, including all resident reviews and subscores? Then view all reviews and neighbourhood information for Aalsmeer.
What to look out for when buying a home in Aalsmeer?
Firstly: look carefully at the location relative to Schiphol. Parts of Aalsmeer fall within the noise contours of the airport. You may not always notice this during a daytime viewing, but it can be quite noticeable at night and with certain wind directions. Ask the selling agent about the noise zone and check the website of the municipality of Aalsmeer for the current zoning plans.
Secondly: the market is tight. With an average sale price of almost €800,000 and a lot of competition for the limited supply, it is wise to have your financing fully in place before you go viewing. The first-time buyer exemption can be relevant if you find a home below the threshold, but supply in that segment is scarce.
Thirdly: accessibility varies greatly per neighbourhood. Aalsmeer-centrum has bus connections to Amstelveen and Amsterdam Zuidoost, but lacks its own train station. If you depend on public transport, weigh that in your neighbourhood choice. By car, you are quickly on the A4 and A9 via the N201.
Finally: use neighbourhood data to look beyond the home itself. On Buurtje.nl you can see per neighbourhood how residents score on safety, greenery, amenities and more. That helps you make a well-considered choice, especially if you are undecided between neighbourhoods. Are you also considering renting? Then view the rental homes in Aalsmeer as an alternative.
What residents say about living in Aalsmeer
Aalsmeer currently receives a 6.6 out of 10 from residents based on 9 reviews. The highest subscores go to greenery (7.7) and housing (7.4), while community spirit (5.4) and accessibility (6.0) score lower. That picture matches reality: it is a green municipality with spacious homes, but the social fabric and public transport network are not equally strong everywhere. A resident of Aalsmeer-centrum writes: "Nice village to live in, but for going out and culture you really have to go to Amsterdam." Curious about all experiences? Read the full resident reviews of Aalsmeer.
Homes for sale near Aalsmeer
Are you also looking in the region? Aalsmeer borders a number of municipalities with a very different housing supply and price level. View the supply of homes for sale in Amstelveen for a more urban environment, or look at buying homes in Amsterdam if you want to go into the city. To the north you will find the supply for sale in Alkmaar, and for a smaller-scale atmosphere you can look at houses in Blaricum or the supply in Beverwijk.
View the current supply for sale in Aalsmeer
At the top of this page you will find the complete current housing supply, collected from more than 1,500 sources. Use the filters on price, floor area and energy label to search specifically. For each home you will see the neighbourhood score and resident reviews, so you can assess not only the home but also the neighbourhood before planning a viewing.
Frequently asked questions
How many owner-occupied homes are currently for sale in Aalsmeer?
The current number of owner-occupied homes in Aalsmeer changes daily. At the top of this page you can see the current supply, collected from more than 1,500 sources. This ensures you always have a complete and up-to-date overview.
What does a home cost in Aalsmeer?
The average purchase price in Aalsmeer over the past twelve months was €791,319. The range is wide: from €315,000 for a smaller apartment to €3,495,000 for a detached home on the water. Prices are highest in Oosteinde, while Kudelstaart and Kalslagen are relatively more affordable.
What is the average price per square metre in Aalsmeer?
Based on an average purchase price of €791,319 and an average area of 132 m², the price per square metre is approximately €5,995. This is an average; apartments in the centre have a higher m² price than spacious detached homes in Oosteinde.
How long does a home stay on the market on average in Aalsmeer?
The current average selling time can be found at the top of this page. The market in Aalsmeer is tight: relatively few homes are offered and demand is high. Overbidding is common, especially for family homes in the centre and Oosteinde.
Which neighbourhoods in Aalsmeer are most popular for buying a home?
Oosteinde scores highest among residents with an 8.6 out of 10 and is popular among movers seeking peace and space. The Aalsmeer-centrum district (7.2) offers the most amenities and a more varied supply. Kudelstaart and Kalslagen (5.2) is more affordable but scores lower on amenities and sense of community.
Is Aalsmeer a good place to buy a home?
Aalsmeer offers a village living environment within short distance of Amsterdam and Schiphol. The labour participation rate is 71%, the average income is €41,700 and the WOZ value is €494,000. Strong points are the green surroundings and spacious homes. Disadvantages are the limited public transport accessibility and noise pollution from Schiphol in certain areas.
What are the additional costs when buying a home in Aalsmeer?
Expect 4 to 6% on top of the purchase price in additional costs. This includes 2% transfer tax (or exemption for first-time buyers under the threshold), notary costs, valuation costs and possibly estate agent fees. With an average purchase price of €791,319, this amounts to around €32,000 to €47,000 extra.
What about noise pollution from Schiphol in Aalsmeer?
Parts of Aalsmeer lie within the noise contours of Schiphol. Particularly in the north and west of the municipality, aircraft noise may be noticeable. Always check the noise zone via the municipality before purchase and ask the seller about experiences. In Oosteinde and the south of Kudelstaart, the nuisance is usually less.
Can I search for owner-occupied homes per district in Aalsmeer?
Yes, on this page you can filter by district. Aalsmeer has three main districts: Aalsmeer-centrum, Oosteinde and Kudelstaart and Kalslagen. Per district you can see neighbourhood scores, resident reviews and the available housing supply, so you can compare specifically.
How many homes are there in total in Aalsmeer?
Aalsmeer has approximately 13,460 homes, of which 64% are owner-occupied and 36% are rental homes. Of the rental homes, 24% are owned by housing corporations. The municipality consists largely of single-family homes, making it attractive for families seeking space.
Since the completion of the neighbourhood in 2004, there has been a clear decline and impoverishment. Liveability is structurally under pressure. Assessment: The neighbourhood scores insufficient on the following aspects: Safety, Community spirit, Hygiene, Education / upbringing climate, Green spaces, Facilities, Accessibility. Explanation per aspect: Safety: Parking and driving on pavements and footpaths. Unsafe situations for pedestrians and playing children. Nuisance from hanging groups and fatbike groups, especially in the evenings. Insufficient visible enforcement. Community: High turnover in apartments, little connection to the neighbourhood. Hardly any social cohesion or mutual accountability culture. Little involvement in the living environment. Hygiene: Structural dog poop on grass fields; the clean-up duty is not observed. Lots of litter, including sweet and crisp wrappers, also in private gardens. Insufficient cleaning and maintenance by the municipality. Education / upbringing climate: Children play outside without supervision. Norms and values regarding waste, respect for others' property and public space are visibly lacking. Negative role model for younger children. Green: Poorly maintained green spaces. Grass fields polluted and therefore not usable for recreation. Unattractive and unkempt street scene. Facilities: Insufficient parking facilities, partly due to company vans. No clear facilities to combat nuisance (such as extra bins or supervised play areas). Accessibility: Pavements and footpaths often blocked by parked vehicles. Poor accessibility for the elderly, prams and people with disabilities. What could be improved: Active and visible enforcement of parking, dog poop and nuisance. Tackling long-term parked company vans. Improvement of municipal maintenance of green and public space. Placement of extra bins and targeted cleaning actions. Structural deployment of neighbourhood police and enforcement officers, especially in the evenings. Measures to strengthen social cohesion and encourage residents to take more responsibility. Clear communication about norms, rules and consequences.
Auto-translated to English by AIGreen and the old bus station have become nicely green. Too bad there's no bench.
Auto-translated to English by AIToo few contacts, everyone is on their own because there are too many cultural people. We have lived here for 42 years in a large house with 4 rooms and a very large attic. We would like to live smaller, but then you are punished with a much higher rent.
Auto-translated to English by AINice house Lots of green Shopping centre nearby Public transport accessibility could be better Not safe due to nuisance from youths, who learn their behaviour from their parents. Disrespectful, selfish. No sense of community. Hygiene: shit everywhere on the grass field is not cleaned up, youths just throw packaging into gardens.
Auto-translated to English by AII've been living here for almost 17 years now, everyone moved here at the same time, we can count on each other when something happens, we're there for each other, it feels like a family. Over the years it has changed a bit due to people moving, but it is and remains a nice place. Space for children to play, school nearby within walking distance, a Catholic, public and Christian school.
Auto-translated to English by AIThe neighbourhood started off quite well. New houses, new residents. However, after a number of residents moved away and were replaced by the next residents, it has deteriorated a lot. Besides a huge increase in nuisance from night flights from Schiphol, the mutual social behaviour has dropped to zero. It is a neighbourhood with many children who find the antisocial behaviour of their parents so normal that they don't know any better and copy their parents' behaviour. In recent years, there has been a lot of nuisance and vandalism by whole groups of terrorising children. These children are getting older and are now starting to show different behaviour or moving away. Addressing people and talking about it is not accepted. And bullying is a daily occurrence, especially if you keep your distance from these people. Because you already know that talking and addressing them backfires. Because if you don't join in or show the same antisocial behaviour, you are treated like a pariah. In Kudelstaart there is supervision by a neighbourhood police officer, and after the shooting you see more police and enforcement. However, if you contact the neighbourhood officer or ask the police for help, you can forget about it. We have plenty of beautiful nature and greenery in and around the neighbourhood. Education could be better. There is childcare, primary school education (the level is not great) and there is a VMBO (which also has a not-so-good reputation). However, for children who go to havo or vwo, you have to look further. Accessibility by public transport is very poor. There is a bus station in Aalsmeer that the bus from Kudelstaart goes to. However, the bus does not connect at all with the other buses. It would be nice if at least one bus every quarter or half hour went directly to the nearest train station (e.g. Hoofddorp) without having to transfer. Maybe the tram from Uithoorn could be extended to Kudelstaart. Facilities are sufficient but could also be better.
Auto-translated to English by AIIt's a nice neighbourhood with the Westeinderplas around the corner. Beautiful nature. And peace. Little nuisance from aircraft. Green and trees at your doorstep. Safe traffic situation. Child and dog friendly. Aalsmeer has a nice centre. Lots to do. Always on the move. Water sports and many activities to do. Sports and games. Bus station present.
Auto-translated to English by AIReasonably neat neighbourhood. Unfortunately, there is nuisance from screaming neighbours, drunk neighbours, antisocial behaviour towards neighbours who distance themselves from it. So if you don't belong or don't want to belong, you'd better brace yourself. Little empathy and understanding. A lot of nuisance from vandalism of cars and personal belongings. In addition, there are regularly groups of young people who terrorise the neighbourhood by "ring and run", and if you don't respond, they then bang on the windows. Furthermore, windows are smeared with eggs and yoghurt. The neighbourhood police officer is very hard to find, the police do nothing, confronting the neighbours backfires.
Auto-translated to English by AI
