How to find an housing / apartment in the Netherlands?

These pieces of information will help you better understand the Dutch real estate market, but it can also assist you in analyzing the current situation, your desires, and determining whether you want to buy or rent a property. However, the rules and methods for renting properties in the Netherlands can be complicated, and many Dutch rental properties are in the form of social housing, with certain limitations, which is something we are not accustomed to in Croatia, and some of the information may sound strange to us. But upon arriving in a foreign country, it must be clear to us that the rules are different, customs are different, and some things are completely different from what we are used to or expect.
Let's go step by step...
Which are the popular cities to look for rental in the Netherlands?
The first, the most beautiful, and the largest is Amsterdam! :)
The capital and most populous city in the Netherlands, often called the "Venice of the North." Amsterdam is a global city and the center of the Dutch economy. It is a great place that offers many job opportunities, especially for qualified individuals, and is rated as the 10th best European city to start your own business.
Amsterdam has a high proportion of immigrants, with over 50% of residents born abroad. However, although it is a vibrant city and considered a good place to live, this is significantly reflected in rental prices, which are higher than elsewhere in the Netherlands.

Rotterdam.
Located in South Holland (Zuid-Holland), Rotterdam is the second-largest city in the Netherlands and the largest European port city. It has a similar multinational "flavor" as Amsterdam and is home to many major companies including Unilever, Pfizer, and Allianz. The city has significantly higher rental property market rates than the average, although not as exorbitantly priced as Amsterdam, but still more expensive than most other Dutch cities.

The Hague.
A city that perfectly blends modern and historical, also offers a harmonious and enjoyable urban life.
The western part of the city is known for housing the Dutch Government as well as international organizations such as the International Court of Justice and Europol. Consequently, many international experts and professionals live in this city, and The Hague has a large number of apartments suitable for individuals who have chosen the Netherlands as their destination for work and living. It is the second most expensive city to live in after Amsterdam, with one-bedroom apartments reaching around €1,000 per month. However, rooms, studios, and the like can be found at lower prices, especially if you are looking for housing in the suburban parts of The Hague.

Groningen.
The largest city in the north of the Netherlands, Groningen is also one of the oldest cities in the country in terms of its architecture and culture. It has a significant number of student residents, with over 50,000 out of its 230,000 inhabitants living there for study purposes. As a result, it has a lively nightlife and many apartments available for rent.

Buying vs Renting in the Netherlands?
There are many factors to consider when choosing whether to buy or rent in the Netherlands. Renting gives you greater flexibility and less responsibility when it comes to maintenance. When renting in the Netherlands, you enjoy a lot of protection and may receive rent assistance (toeslag) if you have a low income.
However, you won't have a place that you can truly call your own, and you'll be limited when it comes to making changes or adjustments to your living space.
Buying property is usually a much cheaper option in terms of monthly financial commitments. You also have more freedom for renovation and can make money when property prices rise.
However, it can be risky, just as it is a lengthy buying process. As buying property can take several months and costs are typically at least 6% of the purchase price, it is recommended to rent property if you are new to or plan to stay for less than three years.
How to choose what suits you best? What types of properties are available for rent in the Netherlands?
Generally, you can find five types of accommodations in the Dutch rental market. These are:
1. Detached houses (vrijstaand)
2. Semi-detached houses (twee onder een kap)
3. Row houses / townhouses (rijtjeshuis)
4. Apartments (appartement) – which can be one-bedroom, two-bedroom, three-bedroom, or sometimes even larger
5. Houseboats (woonboot) – not as common, but sometimes you will find these available for rent
Most properties in the Netherlands are rented unfurnished, sometimes without basics such as carpets, refrigerator, and washing machines. However, you can find furnished apartments, rooms, especially when it comes to short-term accommodation. You can also find partially furnished rentals that include things like carpets, curtains, and basic appliances.
Another type of basic accommodation available is through some alternative networks, which rent out rooms, apartments, etc., for cheap money just to keep them occupied and maintained. Often residential buildings, houses, or apartments are divided into rooms and rented out for minimal costs (sometimes as low as €150 per month), but tenants have fewer or no rights and there is a high risk of eviction in a very short notice, sometimes within 12 hours.
Finding rental accommodation in the Netherlands.
Internet portals
Real estate internet portals are very popular for renting in the Netherlands. You can find a variety of different types of accommodations and filter your search according to your preferences (area, price range, furnished or unfurnished, etc.).
Some of the most popular websites to search for rentals in the Netherlands are Funda and Pararius.
Real Estate Agency?! (Yes or No?)
Engaging a real estate agent to find you a property will typically require an additional financial investment in the form of a fee, which is equivalent to one month's rent.
You can also find real estate agencies (verhuurbureaus) in the Netherlands.
One of these two options is definitely the safest way to get what you pay for and avoid various scammers who may take your rent or deposit for a property you intended to rent and then disappear.
If you suspect anything like this, we suggest documenting all possible details and reporting it to the nearest police station.
As most Dutch real estate agents are relatively closely connected, even in large cities, it's best to register with just one agent. Real estate agents are obligated to act in the best interest of tenants and should provide you with complete information about the property you intend to rent.
Most real estate agents in the Netherlands belong to the De Koninklijke Nederlandse Coöperatieve Vereniging van Makelaars en Taxateurs (NVM), a representative body. If you want to avoid any "shady deals" when using an agency, it is advisable to check if they are a member of this organization.
Local Newspapers
Some local and regional newspapers publish advertisements for rental accommodations, so it can be useful to keep an eye on these to keep your options open. Similar media channels (newspapers, websites, portals, etc.) include verified listings and internal websites of rental companies.
Finding Student Accommodation in the Netherlands
Most Dutch students either live at home or rent privately rather than live on campus. However, if you are an international student looking for accommodation, try checking with your university first to see if they have on-campus housing available. Many universities, especially in larger cities, also have partnerships with student accommodation providers that can help you find a room.
Many property websites include information on student accommodation. Two websites specialized in this type of accommodation are SSH&, which has access to around 19,000 properties, and DUWO, which advertises about 33,000 student rooms across the Netherlands.
Finding Shared Apartments in the Netherlands
Flatsharing is a great way to save money when you first move to a new city. Many real estate portals include search features where you can look for a room within a shared apartment. Websites like Kamernet allow you to search for such rooms within apartments throughout the Netherlands.
However, it's important to remember that you often won't be able to sign a formal rental agreement when renting a room. Your agreement is usually verbal, with your future roommates. Therefore, it's a good idea to create a simple contract or request some form of documentation in writing to protect yourself, especially if asked to pay rent or a deposit upfront.
Renting a Property in the Netherlands
Renting Through an Agency
If you decide to rent through an agency in the Netherlands, expect to pay an administration fee in addition to standard rental costs. The agency will handle all aspects of the transaction, from accompanying you on initial property viewings, inspecting apartments, and everything inside them, possibly even photographing the property as you find it, to signing contracts and handing over keys.
As in many other countries, you will usually need to provide some information to Dutch real estate agencies when renting accommodation in the Netherlands. You may also need to undergo a background check to ensure that you have no outstanding debts or unpaid bills.
Documents you will typically need to provide include:
- Proof of residency status
- Passport or valid photo ID
- Proof of income, such as bank statements or an employment contract (sometimes the landlord may require your employer to provide a reference)
- You may also be asked for your Citizen Service Number (BSN)
Renting Directly from a Private Landlord
Of course, you don't have to use an agency if you don't want to. Some prefer to use a model they feel more secure with. You can rent directly from a landlord. The process is largely similar in terms of regulations to, for example, lease agreements and deposits.
Renting through a private landlord in the Netherlands can sometimes save you money, for example, by waiving agency administration fees, but make sure they provide you with a proper contract to protect your tenancy rights. Also, pay attention to transactions, account numbers, the amount of information you receive, and ensure that the place you are renting meets all safety standards for you and your loved ones. This also includes certain neighborhoods where it is not necessary to provide a certificate of good conduct when renting an apartment, leaving room for a feeling of insecurity for you and your loved ones.
Rental Costs in the Netherlands
The government has price controls on socially rented homes in the Netherlands according to a point system called woningwaarderingstelsel. It's an evaluation system that sets the maximum rent for social housing.
However, these controls do not apply to privately rented homes. Private rental costs in the Netherlands are currently rising at a rate of about 2.5% per year. This is significantly higher in Amsterdam (3.4%) and Rotterdam (3.2%).
Monthly Rent
According to Numbeo, average rental prices in the Netherlands are currently between €1100-1350 per month for a one-bedroom apartment and between €1600-2000 per month for a three-bedroom apartment. For Amsterdam, this rises to between €1550-1850 for a one-bedroom apartment and between €2300-3000 for a three-bedroom place.
You usually have to pay rent in advance on a monthly basis. The most convenient way to do this is by setting up a direct debit (automatically deducted from your bank account) or you can manually transfer each month via your bank. It is advisable to always conduct transactions through the bank, never in cash! There are quite a number of scams, so it is always best to protect yourself from them.
Rental Deposit
Tenants renting in the Netherlands usually pay a rental deposit as security, along with the rent for the first month. This is usually at a level between 1-3 months' rent.
The landlord will return the deposit when you move out, minus any money owed for outstanding rent or damages. Your landlord must return the deposit by law, and you can sue them if they refuse to do so. To protect yourself, you should ask them to sign a written document with details of the property's condition at the time of your move-in, photograph the existing condition, especially if there are any damages you find, and immediately send it to the landlord via email, so you don't have any unpleasantness when leaving.
Agency Fees
If you hire an agency to assist you in finding a place in the Netherlands, you will typically need to pay their fees. These fees are usually equivalent to one month's rent and will be paid along with your initial rent payment and deposit.
Insurance
After finding your new home in the Netherlands, it's important to protect your belongings. Contents insurance can help protect against burglary, unexpected damages, and much more, giving you peace of mind in your new home. Some rental contracts stipulate that you must take out contents insurance. Content insurance providers in the Netherlands include:
- Lemonade
- FBTO
- Centraal Beheer
- De Goudse
Not sure which provider is right for you? You can quickly and efficiently compare service prices and content policy features using a reputable price comparison website like Pricewise.
Other Costs
When renting in the Netherlands, you'll need to cover a range of other expenses in addition to accommodation, depending on the property you're renting and the items in the contract you've signed, as well as the agreement with the employer. These costs may include:
- Utility and telecommunication bills such as electricity and internet.
- Municipal taxes – landlords sometimes include these with the rent, but you may need to pay them separately. They can range from €100-400 annually on average.
- Furniture – as most rental accommodation in the Netherlands is unfurnished, you may need to pay extra for furniture such as sofas, beds, tables, and kitchen equipment.
Assistance with Costs
If you're renting in the private sector in the Netherlands and have a low income, you may be eligible for a rental benefit called "huurtoeslag". The eligibility criteria for this benefit are somewhat complex – it's best to consult your local municipal advice center directly or check online (information available only in Dutch).
Social Housing in the Netherlands
Around 75% of rental properties in the Netherlands are social housing. They belong to housing associations and can be significantly cheaper than properties on the private market.
However, the government tightly controls social housing in the Netherlands and allocates it based on need. This means that few immigrants qualify for it. There are long waiting lists, and housing associations must allocate 80% of homes to residents with a combined income of no more than €36,798.
An additional 10% must be allocated to residents with a combined income of no more than €41,056, meaning that only 10% can be offered to people with higher incomes.
The government sets the rent for social housing through a points-based system based on the value and size of the property. The current maximum limit charged for social housing is €720.42 per month (2019).
To apply for social housing, you should register with the appropriate housing association(s). You can do this by contacting the local authority, which can tell you the appropriate housing association(s) for your region.
Rental Agreements in the Netherlands
When renting in the Netherlands, you may have either a written or verbal agreement with your landlords. However, we sincerely advise you to request a written agreement via email or mail signed by both parties.
In the Netherlands, there are generally two types of lease agreements:
- Fixed-term contracts
- Indefinite-term contracts
Fixed-term contracts are most commonly used. Most contracts have an initial duration of 1-2 years, with a one-month notice period on both sides, but contracts can be longer or shorter (although it's illegal in Amsterdam to rent out a property for less than 6 months without a special license).
Notice periods can be longer than one month but must not exceed three months. However, in practice, it is very difficult for the landlord to evict a tenant without good reason, and resolving such a process can easily end up in court. If your stay in the Netherlands is uncertain, or if you're unsure how long you'll stay, if you're a business person and there's a possibility of sudden termination of the lease from your side, we recommend that you highlight that possibility in the contract to protect yourself, the landlord, and ultimately the deposit, which in such cases may be in question.
Indefinite-term leases are "permanent leases" that do not need to be renewed, but they can have an initial set period, such as 6 months. However, both parties still need to give notice if they want to terminate the contract at any time. You may start with a fixed-term contract and then move to an indefinite-term contract after the first few years if you plan to stay long term.
Contents of the Rental Contract in the Netherlands
Your rental agreement should include, at a minimum:
- Your basic monthly rent (brutto huur or netto huur) along with details of when it is due;
- Any additional fees payable to the landlord, such as utility bills or other service charges;
- Details of when the landlord can review the rent costs;
- The type of contract (whether fixed-term or indefinite);
- Notification information;
- Maintenance agreement;
- House rules;
- Signatures of both tenant and landlord.
If your landlord charges you for utility payments (e.g., water, gas, electricity), they must provide you with an itemized bill (eindafrekening) showing payments and actual costs at least once a year.
It is illegal for landlords to charge a fee without providing a certificate in return and details of what the fee is for. Some deceitful and unscrupulous landlords may try to charge additional fees to new tenants, especially if they see you are unsure or have just arrived from another country, so make sure to thoroughly check your contract to ensure there are no hidden or unspecified costs.
Along with the rental agreement, the landlord or real estate agency will often provide you with a general notice about the terms of renting the property, but in apartment buildings, you may also receive regulations from the residents' association, or from the tenant representatives, and "house rules." You should ensure that you understand all three sides and that all items are very clear to you, especially regarding rules such as pets or smoking indoors.
Subtenant Rights and Responsibilities
Dutch tenancy law is generally in favor of tenants, not landlords, and there are also very clear guidelines and rules for terminating tenancy, rent increases, or other issues. Landlords cannot evict tenants without good reason and must go through a judicial process to obtain eviction approval.
Full details of rights and responsibilities should be clearly stated in the rental contract. Generally, subtenant duties will include:
- Paying rent and any other agreed monthly fees on time;
- Following the agreed house rules as stated in the contract;
- Paying for minor repairs, e.g., replacing light bulbs or shower heads, toilet seats;
- Paying for the repair of any damage caused by the tenant;
- Allowing the landlord access to the premises to carry out necessary repairs or inspections, providing clear terms and if notified in a timely manner;
- Providing valid reasons and notice when terminating the contract.
Issues such as subletting and changes to internal building structures, room conversions, "do-it-yourself – interior designer" differ from contract to contract. You will not be allowed to carry out interventions or make permanent changes without prior permission unless your rental contract allows it.
Landlord Rights and Responsibilities
The landlord has the right to visit the premises for inspections or repairs as long as the tenant is informed in advance (usually at least 24 hours in advance).
Landlords also have the right to "evict" tenants if they can show good reasons for it, such as non-payment of rent, disturbing other tenants, damaging the appearance of the building, unauthorized actions, etc., but they must apply for eviction notice through the relevant authorities.
Landlord duties generally include
- Respecting tenants' privacy, e.g., no visits without notice;
- Covering all necessary major repairs and maintenance in a reasonable timeframe;
- Resolving any issues affecting the tenant, such as those related to plumbing, electricity, or internet;
- Providing all valid reasons and notice when terminating the contract.
Utilities and Telecommunications in the Netherlands
Depending on the property you move into and your tenancy agreement, you may be responsible for paying bills for things like electricity, gas, internet, phone, and TV when renting in the Netherlands.
In many places, the landlord will take care of these costs and add the necessary monthly expenses to your rent, although they should give you full details of what all additional charges are for.
However, if you rent somewhere where you are responsible for paying bills, you will need to contact the relevant service providers to arrange the bill. There is a high chance that if you move into an apartment, you will not have internet. In that case, it would be advisable to contact one of the telecommunications service providers before moving in to ensure that you have all services on time when entering the property.
Moving in and out in the Netherlands
After signing the rental agreement and paying the initial costs, the landlord or real estate agency should provide you with the keys to your new rented accommodation. You will be responsible for returning the property in a 'neutral' condition when you leave – meaning in the same state as when you moved in. Therefore, it's a good idea to conduct an inventory when moving in.
The inventory should detail the exact contents of the property along with information on the condition of all installations and any existing damages (with included photographs if possible). Sometimes, the landlord will include this as a standard alongside the tenancy agreement, especially if renting through an agency or organization.
When moving out, you'll need to give the required notice to your landlord in written form, and then remove any additional appliances, installations installed during your tenancy that weren't there before you moved in. This includes things like additional carpets and lightweight fixtures. After the landlord has inspected the premises, they should return your deposit, minus any money owed for rent or damages.
If you encounter issues with getting your deposit back, you can raise a dispute with the Huurcommissie.
Tips for those seeking rental properties in the Netherlands:
When searching for a rental property, keep in mind that it's competitive, especially for attractive properties; competition can be fierce, especially in large cities. Therefore, it's a good idea to expand your property search network – consider as many places as possible – and be ready to sign a contract when you find a property you like.
For information on rules such as pets, smoking, and guest stays, check the rental agreement. Make sure not to violate any of these rules, as you may risk losing your deposit.
Request meter readings if possible for utilities (gas, water, and electricity) when moving in and when moving out, so your landlord doesn't come back to you with additional costs you haven't paid.
Check your tenancy agreement for additional fees. If the landlord wants to charge anything other than the basic rent, it must be clearly and thoroughly stated in the rental agreement. Do not pay any extra money other than what is specified in the contract.
Also, check if you qualify for housing benefit (huurtoeslag).
This text could go on indefinitely, but the most important thing is that essential information is available and can also be found in various places on the web.