What should you know about renting in the Amsterdam Area?

What do you need to know about the rental market in the Amsterdam Area?

Amsterdam is the most populous city in the country. It has a diverse demographic, including a large immigrant community. It is undoubtedly a vibrant place to live, but because of its popularity, the housing market in the Amsterdam Area is competitive, with high demand and limited availability. Rental prices are some of the most expensive in the Netherlands and vary significantly depending on location, size, and type of property. Therefore, as a newcomer, finding accommodation that meets your requirements can be tricky without insight into the local rental market.

!Woon is a trusted non-profit organisation dedicated to supporting tenants in Amsterdam with reliable information about the housing market. While its services are not nationwide, it also assists residents in Amstelveen, Aalsmeer, Diemen, Haarlem, and Zaanstad. Browse their informative website or contact them directly with queries about rental agreements, costs, maintenance, tenant rights and responsibilities, and how to avoid housing scams. !Woon can also assist with dispute resolution, energy-saving tips, and guidance on finding accessible housing (i.e., mobility-friendly).

Serviced apartments for short-term rentals

Consider renting a serviced apartment for your first few months in the Amsterdam Area after you arrive. This option provides a comfortable and convenient base, giving you the time and flexibility to explore the region, familiarise yourself with the housing options, and have realistic expectations. You can find short-term accommodation through IN Amsterdam’s trusted partners, including:

• Corporate Housing Factory
• Hotel Jansen
• Wittenberg by Cove

How do you find a rental property in the Amsterdam Area?

Start your house hunt by exploring different neighbourhoods and researching the local rental market. It will give you clarity about what you can afford on your budget. If you register with letting agencies, they will assist with your search by sending you listings that meet your requirements. You can also set up alerts on housing portals stating your preferred location, property size, and budget.

When you find a place you like, call the agency directly – ideally within a few hours of the listing going live, to arrange a viewing.

What’s the difference between private rental properties and social housing?

In the Netherlands, tenants can rent homes in the private market or the social housing sector, one of the largest in Europe. However, with long waiting times (8–18 years) and strict eligibility criteria, social housing is generally not a viable option for highly skilled migrants or international students.

Renting privately

For private sector rentals (vrije sector), you can register your interest directly with a letting agent, who will notify you of any new listings and open houses. You can easily find a reputable estate agent (makelaar) via the Makelaarsvereniging Amsterdam (MVA) or Nederlandse Vereniging van Makelaars (NVM). These are the professional regulatory bodies for estate agents.

Alternatively, you can set up alerts based on your budget and requirements via online platforms, such as Funda and Pararius.

Flatsharing – meaning you'll have roommates – is an affordable option when relocating to a new city, especially for singles. However, you’ll be sharing the space with strangers, and rental agreements are sometimes informal or verbal. To protect yourself, always request a written agreement, and check whether you can register at the address.

Social housing

Housing associations (woningcorporaties) subsidise rental properties to make them affordable for lower-income households. In other words, the maximum rent is regulated or capped. You are only eligible for social housing (sociale huurwoning) if your joint household income is under a certain threshold specified by the Dutch government. As of 1 January 2025, these earning brackets have been set as follows:

• Single-person household: Annual taxable income up to €49,699
• Multi-person household: Annual taxable income up to €54,847

You must live within the jurisdiction of Amsterdam’s municipality (gemeente) and have a housing permit (huisvestingsvergunning). The landlord or housing association will apply for one if you meet all the criteria. You also need to register with WoningNet via their online portal, mijnDĀK. !Woon can assist with registration.

Social housing is allocated according to a point system divided into four categories: waiting-list, search, situation, and starter scores. You can read more about this scheme on the Sociale Huurwoning Zoeken website (in Dutch).

Are the rental prices regulated in the Amsterdam Area?

The National Housing Valuation System (woningwaarderingsstelsel, WWS) defines the rental value of properties in the social housing and private sectors. It awards points to a residential property depending on its location, size, facilities, energy efficiency, and listed poverty value (WOZ). The higher the score of a property, the more expensive the rent.

The state caps the maximum rent for social housing and private rentals, scoring between 144 and 186 points – where rents fall below the liberalisation threshold (€1,184.82 in 2025). However, private landlords can set rental rates without restrictions for properties with more than 186 points and rents above this threshold.

If you want to ensure your rent is reasonable, you can complete !Woon’s digital point system form or use the Rent Tribunal’s (Huurcommissie) online calculator, Huurprijscheck. If you are only six months into your rental contract and pay too much based on the WWS score, you can request a price assessment from the Rental Tribunal or lodge a complaint. You can also ask the municipality or !Woon to assist with this process.

What is the average monthly rent in the Amsterdam Area for private residential properties?

Rental prices in the private market vary significantly depending on location, size, and amenities. To give you a general idea of what to budget for basic monthly rent, Numbeo provides the following price ranges (in 2025):

• One-bedroom apartment (city centre): €1,500–2,600
• One-bedroom apartment (suburbs): €1,200–2,000
• Three-bedroom apartment (city centre): €3,000–5,500
• Three-bedroom apartment (suburbs): €2,100–3,500

What types of rental properties can you find in the Amsterdam Area?

Amsterdam is often seen as a historic city of canal houses. However, for internationals seeking rental properties, the metropolitan area offers diverse housing options – from modern apartments to family homes.

Typically, the following types of properties are available to rent in the Amsterdam Area:

• Apartment/flat (appartement): Includes studios, one to three or more bedrooms, penthouses, maisonettes, loft/warehouse conversions
• Canal house (grachtenpand): Historical multilevel houses on the canals; central Amsterdam
• Detached house (vrijstaand): More in the suburbs, often with a small garden
• Houseboat (woonboot): These are not common and can be pricey
• Semi-detached house (twee-onder-een-kap): More in the suburbs, two houses share a wall and may have some outside space
• Terraced house (rijtjeshuis): Houses in a row sharing walls, more common in suburbs, may have outside space

Most properties in the Amsterdam Area are semi-furnished (gestoffeerd), meaning they include essentials like flooring, window coverings, and basic kitchen appliances, but no furniture. You may also find unfurnished (kaal) or furnished (gemeubileerd) rentals, which are fully equipped for short-term leases, like serviced apartments.

Is there much accessible or mobility-friendly housing available in the Amsterdam Area?

Many houses and flats in the Amsterdam Area have stairs inside or leading up to the front door, and most do not have lifts or ramps. So, if you or a member of your household live with a disability that affects your mobility, the structure of many homes may pose an extra challenge.

There are social benefits available to help you adapt your home. Eligible residents can apply for accessibility renovations through the municipality. If these improvements are deemed too expensive or not feasible, you may qualify to move into a mobility-friendly rental.

For either of these options, you would need a letter from the Amsterdam council confirming that your medical needs require accessible housing. You can then search for suitable rental properties listed on the MijnDĀK (WoningNet) portal.

!Woon can provide you with more information, or you can contact the Wmo Helpdesk, Able Amsterdam, or Mee NL for support and advice. 

If you're looking to rent privately, many estate agents may list accessible homes. Be sure to clearly communicate your needs to the agent or landlord, so they can provide suitable housing options. Always request a viewing to assess the property's accessibility in person.

How do you secure a rental property in the Amsterdam Area?

The private rental market in the Amsterdam Area is highly competitive, and you may not be the only interested party. Landlords choose tenants based on factors like financial stability, rental history, and personal circumstances. Therefore, it's helpful to include a motivation letter and references to increase your chances.

While not a common or ethical practice, some landlords may accept higher offers from prospective tenants willing to pay above the advertised rate to secure a property.

What should you know about rental agreements?

Since 1 July 2024, most new tenancy agreements are permanent, while contracts signed before this date may still be fixed-term. The latter typically has an end date within two years, though they can often be renewed.

Which documents should you provide when signing the rental agreement?

Typically, you need to provide the following legal documents:

• Proof of identity (passport or driving licence)
• Proof of immigration status (visa or residence card)
• Proof of income (bank statement or employment contract)
• Citizen Service Number (BSN), if you already have one

Renting a property without a visa or residential status is legal, but it can be more complex and make you vulnerable to scams. If you are undocumented and struggling to find a place, you can seek advice from Stichting Landelijk Ongedocumenteerden Steunpunt (LOS). It is a non-profit organisation that provides support, information, and advocacy for the rights of undocumented individuals in the Netherlands.

What payments are required after signing the lease?

When you sign the lease, you also need to make the following payments, usually via banking transfers:

• Security deposit (up to two months' rent)
• First month’s rent

In some cases, the letting agency may charge administration fees to the landlord or tenant, depending on who hired them.

As a tenant, you won't need to cover building insurance (opstalverzekering), but purchasing contents insurance (inboedelverzekering) is wise to protect your personal belongings. If your rent excludes utilities like electricity, gas, internet, and municipal taxes, you need to budget for these expenses separately.

What is the difference between a key fee and takeover costs?

Paying a key fee (sleutelgeld) is illegal under Dutch law. It refers to a payment demanded by the landlord or previous occupant to secure the rental and hand over the keys. Be cautious of this scam, and do not pay any fees other than the agreed rent, deposit, and required administration fees. !Woon can help you dispute any irregular or unfair costs.

However, the previous resident may wish to leave certain movable items behind and offer them to you at a reasonable price. This is known as takeover costs (overnamekosten) and is not mandatory. These items must not include any fixed masonry or carpentry work, and you can negotiate on the selection and price.

Moving in

When you move in, remember to complete the check-in report (opnamestaat), which is a written record of the home’s condition. It is only legally binding when both the landlord and the tenant sign it. If you move into a furnished apartment, you will also need to complete an inventory list.

Supplementing these checklists with photos or videos for extra protection may be a good idea.

While Dutch law does not mandate that properties be professionally cleaned between tenants, the standard practice is to ensure that the new resident moves into a clean home with everything in working order.

Moving out

Renters must provide at least one calendar month's notice to terminate their lease. Landlords, however, must give between one and three months' notice, depending on the length of the tenancy. For each year you live in the property, the landlord's notice period increases by one month, up to a maximum of six months.

Both parties must submit their notice in writing via a registered letter (aangetekende brief). Be sure to confirm with the landlord that they’ve received it, as failure to do so may make it non-binding.

You should request a pre-inspection (voorinspectie) from your landlord or agency a few weeks before moving out to assess the apartment and agree on any necessary repairs or cleaning. On moving day, both you and the landlord should conduct a final inspection (eindinspectie) to confirm that everything is in order. The landlord may deduct repair costs from your security deposit (waarborgsom or borg) for damages that were your legal responsibility to fix; otherwise, you are entitled to a full refund. Depending on the refund terms in your rental contract, you should receive your deposit within one to two months after moving out.

If there are any disputes – or you struggle to get your deposit back – contact !Woon for assistance.

How do you effectively resolve a rental dispute?

If you have issues with your neighbours that cannot be resolved directly through open communication, you can ask your landlord to mediate. If the problems persist, you may report the matter to the municipality, and they will investigate and take appropriate action.

If you have complaints about the condition of your social housing property, maintenance, or rental price, start by discussing them with your landlord. The next step is to contact the landlord's complaints committee if you are unable to resolve the issue. You can escalate the dispute to the Rental Tribunal if the previous step doesn't lead to a satisfactory resolution. However, as the Tribunal does not have jurisdiction over private rentals, tenants in that sector must take legal action through the courts.

What are your rights and responsibilities as a tenant?

A new housing regulation that gives renters more security came into effect on 1 July 2024. It states that most tenants, with some exceptions, have the right to a permanent rental contract. It also makes it more difficult for a landlord to evict you without just legal cause and solid evidence to back it up. Notably, the landlord can only evict renters via the courts and must give them a notice period. You can seek free legal advice from the Het Juridisch Loket if you believe your landlord is terminating your lease unlawfully.

The occupant is responsible for minor fixes, while the landlord covers maintenance and major repairs. Clarify these points when you sign the contract. You have to allow the landlord or service people entrance to the property to carry out the required repairs. However, they must give you at least 24 hours’ notice, except in an emergency (e.g., a gas leak). You can report landlords for trespassing if they enter your home without permission.

As the tenant, you are responsible for registering your new address with the Amsterdam municipality, which can be done from four weeks before your move or up to five days after you've moved in. You can do this online.

You must also pay your rent on time, abide by the rules stipulated in the rental contract, and not use the property for illegal activities.

If you struggle to keep up the rent payments, you may be eligible for a housing allowance (huurtoeslag), which is financial aid for tenants earning below a set income threshold. You can apply online, but there are strict criteria. The housing allowance only applies to rentals below a set maximum. Social housing usually meets this limit, while private rentals often exceed it. Eligibility depends on factors like your income and assets. Be aware that you must repay the amount if you receive this benefit without qualifying.

According to Dutch housing rights, landlords cannot prohibit overnight guests, but may limit the number of consecutive nights they can stay. If your guests exceed this limit, the owner may require them to be added to the lease as tenants.

How can you avoid rental housing scams in the Amsterdam Area?

As with any rental market worldwide, there are a few common housing scams in the Amsterdam Area you should watch out for. Here are some tips to help you avoid them.

Trust your instincts and keep a file of all your communications. Research the housing market to know when an advertisement seems unrealistic. For example, properties in central Amsterdam are expensive. Be cautious if you find a fantastic deal that offers a home far below the market price.

Only use reputable letting agencies, many of whom are registered with the MVA or NVM. Be wary of ads on social media platforms, as these can sometimes be illegal sublets. Instead, use the trusted house-hunting databases as mentioned above.

Verify a prospective landlord’s identity by searching online, confirming their ID is legitimate, and checking their physical address. If they provide a questionable ID and request a Western Union transfer or cash, it’s likely a scam – especially if they pressure you to take the apartment.

Check the property owner’s details on Kadaster (costs €3.70) to confirm their legitimacy. If there are discrepancies, clarify them, and request a confirmation letter from the registered owner.

Always ask if you can register your new address with the municipality. If the landlord hesitates or claims it is unnecessary, it is a red flag. Insist on paying via bank transfer, but if it has to be in cash, ask for a receipt and have a witness present. Also, send a confirmation email to the landlord or letting agency, clearly stating the details of the payment.

Avoid signing a lease or transfer any money without inspecting the home first. If you have not yet arrived in the country, you could ask a friend or colleague to do this for you, if possible.

In the Amsterdam Area, you can approach !Woon for assistance via their portal to register undesirable rental behaviour. In Dutch, it is called Meldpunt Ongewenst Verhuurgedrag. You can also report suspected fraud to the Amsterdam municipality.

Useful Resources

•  !Woon: The tenant support organisation that provides advice, assistance, and legal services
• City of Amsterdam: Official municipal information on the rental market in the Amsterdam Area
• Woning huren | Rijksoverheid: Dutch government website with official information about renting in the Netherlands (in Dutch), with English summary
• Rijksoverheid: Answers 49 questions about renting a home in the Netherlands (in Dutch)
• Huurcommissie: Official information about the Dutch Rent Tribunal and its services (in Dutch)
• Volkshuisvesting Nederland: Dutch government website about permanent rental agreements (in Dutch)
• Sociale Huurwoning Zoeken: More information about the point system for social housing (in Dutch)
• Investropa: Information on the 2025 housing market trends in the Amsterdam Area