Homes for sale in Noord-Holland
View the current supply of homes for sale in North Holland. Compare asking prices, neighbourhood scores and resident reviews to find the right home in the right neighbourhood.
-f59707a6.webp)
-68eb1ec6.webp)
Buying a house in North Holland: what will it cost in 2026?
North Holland is one of the most expensive provinces to buy a home in the Netherlands, but also one of the most diverse. The average purchase price last year was €630,644, with a range from €100,000 to as much as €12,800,000. That huge spread says a lot: from a starter flat in Purmerend to a villa in Het Gooi, it's all possible here. The average WOZ value in the province is €461,003, and the rental-ownership split is exactly fifty-fifty: 50% of the nearly 1.4 million homes are owner-occupied. The average disposable income of €41,666 makes it clear that in many municipalities you need to save a lot or have a dual income to be able to buy something.
Economically, North Holland is firing on all cylinders. The Zuidas, Schiphol, the port of Amsterdam and the flower complex around Aalsmeer provide employment in finance, logistics, tech and creative sectors. The downside: that appeal keeps the pressure on the housing market high. Overbidding is more the rule than the exception in popular municipalities. Yet there are regions where prices are noticeably lower, especially if you are willing to look a bit further from Amsterdam.
From the canal belt to West Friesland: municipalities compared
With nearly three million inhabitants spread across dozens of municipalities, the housing market in North Holland is anything but uniform. Below is an honest overview of the most important municipalities for buyers.
Amsterdam: expensive, busy, but unrivalled in supply
With over 931,000 inhabitants, the capital is by far the largest municipality. Here you will find the most supply, but also the highest prices. Buying a flat in Amsterdam means shelling out well over €500,000 for 60 square metres. Residents give the city a 7.4 on Buurtje.nl, and reviews show that people appreciate the cultural richness and public transport, but complain about crowds, parking costs and high housing costs. Starters on a median income have a tough time here, unless you get lucky with a new-build project in Noord or Zuidoost.
Haarlem: city allure with a human scale
Many buyers who find Amsterdam too hectic end up in Haarlem. The city scores a 7.3 with residents and offers a compact centre with good shops, restaurants and cultural facilities. The train connection to Amsterdam Central takes a quarter of an hour. Haarlem is not cheap, prices are above the provincial average, but you get more square metres for your money than in Amsterdam. Families often choose the neighbourhoods around Kenaupark or Schalkwijk, where prices are a bit more accessible.
Amstelveen: high scores, high prices
With a neighbourhood score of 8.0 from 57 reviews, Amstelveen is the best-rated large municipality in the province. Residents cite the greenery, tranquillity and proximity to Schiphol and the Zuidas as major plus points. One resident wrote: "You live here quietly, but you're at the Zuidas within ten minutes." The downside is the price: owner-occupied homes in Amstelveen are well above the provincial average. This is typical upsizer territory, popular with expats and dual-income couples.
Zaanstad: more affordable alternative close to Amsterdam
Anyone looking for a home within cycling distance of Amsterdam but not wanting to pay capital-city prices often looks at Zaanstad. The Zaanse Schans is the best-known attraction, but the municipality is primarily a residential town with an industrial past that is slowly making way for new-build along the Zaan. The neighbourhood score is 7.2, slightly below the provincial average. Residents appreciate the affordability and the connection via the Hemtunnel, but also mention the varying quality of some neighbourhoods. Good orientation per neighbourhood is essential here.
Outside the immediate ring around Amsterdam lie municipalities where you get significantly more house for your money. Alkmaar (neighbourhood score 7.5) combines a lively historic centre with cheese market and canals, and prices are noticeably below the provincial average. The intercity to Amsterdam takes 35 minutes. Purmerend scores a remarkably high 7.8 with residents and is popular with young families looking for space. The municipality is growing rapidly thanks to the new-build district Purmer-Zuid.
In Het Gooi, Hilversum (7.6) offers a mix of media industry, forests and villa neighbourhoods. Prices here are hefty, but lower than in Amstelveen or Haarlem. Gooise Meren, with places like Bussum and Naarden, attracts buyers seeking peace and nature within commuting distance of Utrecht and Amsterdam.
In West Friesland, Hoorn (7.5) forms an attractive alternative. The historic centre, the harbour and the lower purchase prices make it interesting for starters and families who do not necessarily need to go to Amsterdam daily. Dijk en Waard (7.7), created from the merger of Heerhugowaard and Langedijk, offers plenty of new-build and a suburban character. Finally, Haarlemmermeer (7.6) with Hoofddorp as its core is a logistics hub near Schiphol, where many new-build flats and terraced houses come onto the market. Velsen, with IJmuiden on the coast, is an option for those who want to combine the coast with accessibility to Haarlem and Amsterdam.
Would you like to see all resident reviews and neighbourhood scores per municipality? On the overview page of North Holland you will find scores and experiences from hundreds of residents.
What should you look out for when buying a home in North Holland?
The most important tip: look beyond the asking price. In popular municipalities like Amsterdam, Haarlem and Amstelveen, bids of 5 to 15 percent above the asking price are common. That means your financing must be well in order before you start viewing. Also factor in additional costs: 2% transfer tax (or 0% if you are a starter under 35 and the home is below the threshold), notary costs averaging €1,000 to €1,500, valuation costs and possibly a structural survey. Especially with older homes in cities like Zaanstad or Alkmaar, such a survey is not an unnecessary luxury due to potential foundation problems.
For starters, it is wise to also look at municipalities outside the Amsterdam ring. Purmerend, Hoorn and Dijk en Waard offer more chance of an affordable home. Families looking for space often find suitable single-family homes in Haarlemmermeer and Het Gooi. Upsizers with more budget often focus on Amstelveen, Haarlem or Hilversum. If buying is not financially feasible, also check out the supply of rental homes in North Holland, because the rental market, with 50% of the housing stock, is large enough to seriously consider. More information about living and working in the province can be found on the website of the Province of North Holland.
Searching for a home to buy in North Holland via neighbourhood scores
At the top of this page you will see the current supply of homes for sale in North Holland, including asking prices and filters by municipality, price and property type. What makes Buurtje.nl different is that for each neighbourhood you can view the resident score and reviews. With 877 reviews and an average score of 7.5 for the entire province, you get an honest picture of what it is really like to live somewhere. This way you not only buy a house, but consciously choose a neighbourhood that suits you.
Frequently asked questions
What does a home cost in North Holland?
The average purchase price in North Holland was €630,644 last year. Prices vary enormously: from around €100,000 for a small apartment to over €12 million for the most expensive homes. The average floor area of sold homes is 104 m².
Which municipalities in North Holland are the most popular to buy a home?
Amstelveen scores the highest with an 8.0 from residents, followed by Purmerend (7.8) and Dijk en Waard (7.7). Amsterdam is by far the largest market in terms of supply, but scores a 7.4. Haarlem, Alkmaar and Hilversum are also popular choices with scores around 7.5.
What is the average WOZ value in North Holland?
The average WOZ value in North Holland is €461,003. This is well above the national average, mainly due to high house prices in and around Amsterdam. In municipalities such as Hoorn and Dijk en Waard, WOZ values are lower.
Where can I buy a home cheapest in North Holland?
The most affordable owner-occupied homes are found in West Friesland (Hoorn, Dijk en Waard) and the Zaan region. Purmerend and Alkmaar also offer more opportunities for first-time buyers. The further from Amsterdam, the lower the average purchase price generally is.
Is North Holland a good province to buy a home?
North Holland offers excellent employment opportunities, good accessibility via Schiphol and public transport, and a diverse housing supply. Residents give the province an average of 7.5 out of 877 reviews. The downside is the high price: overbidding is common in many municipalities and first-time buyers struggle.
Do I have to overbid when buying a home in North Holland?
In popular municipalities such as Amsterdam, Haarlem and Amstelveen, overbidding is almost standard, often 5 to 15 percent above the asking price. In municipalities like Hoorn or Dijk en Waard, the pressure is lower and you can sometimes buy around the asking price. A good buying agent helps you assess what is realistic.
What are the additional costs when buying a home in North Holland?
Expect 2% transfer tax (first-time buyers under 35 are exempt under conditions), notary costs of €1,000 to €1,500, valuation costs around €500 to €800 and possibly a structural survey of €300 to €500. When buying an apartment, VvE contributions are also added.
How is the accessibility of North Holland for commuters?
North Holland has an extensive public transport network with intercity stations in Amsterdam, Haarlem, Alkmaar, Hilversum and Hoorn. Schiphol is centrally located in the province. The A4, A9 and A7 connect the region with the rest of the Netherlands, although traffic jams on the A4 and A10 during rush hours are a known bottleneck.
After living here for 12 years, the neighbourhood is going downhill, especially the street next door where there are many rental homes, many people live who don't treat fellow residents very well. Lots of litter lying around, messy gardens and loud talking, shouting and antisocial fatbike drivers who honk unnecessarily. Also leaving rubbish behind and hoping it will eventually be collected by waste collection services. There are schools but not enough types of education.
Auto-translated to English by AIIJburg is a new district still under development and it's getting better with all the amenities and a beach nearby. And you're also quickly out of the city and into the greenery.
Auto-translated to English by AIQuiet, peaceful, relaxed, green, social and a nice mix of people
Auto-translated to English by AIGood neighbourhood, cosy people
Auto-translated to English by AII lived here for about 12 years. The neighbourhood has clear advantages: good connections by tram, bus and ferry/boat, plenty of supermarkets, gyms and practical amenities nearby. For me, however, there was one major drawback: structural low-frequency noise, demonstrably coming from commercial shipping on the Amsterdam-Rijnkanaal. If you are sensitive to that, it can be very burdensome. In my case, it was clearly noticeable indoors, especially at night. Neighbours said they slept with earplugs and extra insulation offered limited to no solution. The municipality took measurements at the time and acknowledged that the noise was significant, but indicated they could do little or nothing about it because the source fell outside their direct authority. My honest advice: visit this neighbourhood not only during the day, but also in the evening and at night, and pay specific attention to low-frequency humming or vibrations. For people sensitive to noise, I would personally strongly advise against this location.
Auto-translated to English by AIvery nice and beautiful neighbourhood.
Auto-translated to English by AII have never had any problems in the neighbourhood and hardly any nuisance.
Auto-translated to English by AIEnjoying, just fantastic to be able to live here.
Auto-translated to English by AI
