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How to Find a Flat / Appartment / House for Rent in Amsterdam
Finding a flat / appartment / house in Amsterdam to rent a can be a serious challenge for the expat. There is a significant housing shortage in the city particularly in the central areas and the market is skewed by rent controlled public housing and a few unscrupulous landlords and agents. Here is some information to consider when trying to find somewhere to live... |
1. Corporation Housing - You should first be aware that in Netherlands many people, particularly on lower incomes, rent their appartment from semi-public housing corporations which have strict rent controls. Monthly rentals are around €500. If you are a long term resident and can show an "economic tie" to Amsterdam you are allowed to join the list. However waiting times can be many years - and possibly decades for prized central locations in Amsterdam. So in reality expats cannot rent a housing corporation appartment - unless you have a Dutch partner who is renting one, or you do a short-term sublet.
2. Private Housing - Most expats will rent out a property from a private landlord. You will have to pay market prices which can easily be more than twice as much as a corporation appartment. Many private appartments (studios and 1 to 2 bedrooms) cost between €800-€1,800 per month whilst top-end appartments in prime areas can be a lot higher. A 2 or 3 bedroom house (outside of Amsterdam) will rent for €2,000-€4,000 per month.
For something more quirky you could consider living on one of Amsterdam's canal houseboats. Rental prices will be approximately €1,500-€2,500 per month.
If you are moving over on a work contract you may get your housing covered by your employer in some cases. Alternatively, enquire whether your employer can assist you in arranging suitable accommodation.
3. Sublets - It is sometimes possible to sublet an appartment (including corporation appartments) from local residents who are leaving town for a period - from a few weeks to up to 12 months. This can work well for both parties - a "fair" rent can be negotiated which can be lower than the private market. A temporary "house sitting" contract can be drawn up where the renter agrees to look after the property / plants etc.
However, this is a grey area and you should take care - there are a few unscrupulous "landlords" who rent out poorly maintained corporation flats (illegally) at a high rent (cash only) to desperate expats. The renter cannot then register with the council which can cause bureaucracy problems. Also if you are in Amsterdam permanently then going from one short term let to another can be disruptive and stressful.
If you arrange to visit a flat please exercise some caution, especially if you are a lone female meeting a private landlord - we have heard some horror stories. Tell someone exactly where you are going or better still take a friend with you to the appointment.
4. Searching for a Flat - Firstly use your network of local contacts (if you have any) and let them know you are looking for a place. Check adverts in newspapers and on the internet - for example Craigslist, Marktplaats, the free Amsterdam Weekly paper. Also check noticeboards at supermarkets, libraries, ABC bookshop, universities etc. Consider placing an ad yourself both on noticeboards and online.
Alternatively you could talk to an agent ("makelaar") - Direct Wonen is the largest but there are a few others catering for the higher end of the expat market such as Perfect Housing. A good estate agent should be registered with the national association NVM - Nederlands Vereniging van Makelaars. You will normally have to pay a commission to the agent if you find a place through them - around 1 month's rent. |
Pararius is a useful site with the largest listing of top-end rental properties using "trusted" agents.
5. Renting a Room / House Share - If you want to cut costs then consider house sharing or renting a room in someone else's appartment. This is a popular option for both students living outside of official university accommodation and younger working people. Rooms will cost €300-€800 per month.
6. Neighbourhoods - Amsterdam centre, the Museum Quarter, Amsterdam south (including De Pijp and Rivierenbuurt) are very desirable locations to live. Amsterdam west and east are a bit more run down but still close enough to the centre by foot, bike and tram.
There are new flat developments on the Ij waterfront (Ijburg, Java Island etc) which could be a good location option. Alternatively you could find a place further out in Amstelveen (good for houses), Osdorp, Bijlmer, Amsterdam North - note, some have less than a stellar reputation.
7. Rental Details - Some things to consider:
Is
the flat unfurnished, partly or fully furnished?
Are the bills all-inclusive?
Is there a telephone line / Internet connection?
Do you need to register
with utility companies?
Does the flat have a washing machine?
How
long is the contract for?
Is there a deposit needed? (1 or 2 months rent is
common, check the terms of contract)
Is there a "key" fee?
What
is the notice period?
Do you need references?
Is the contract in Dutch or
English? (if in Dutch get a native speaker to check it)
Is
the flat on a quiet side street or on a main road where (noisy) trams pass?
Does
the property have double glazing?
Does the house have central heating / radiators?
(some older flats have gas fires in the living room and no heating in the bedroom
- not pleasant in winter)
Where can I park my bike?
Can I register with
the council?
Be aware that Amsterdam has it fair share of mice, so try to keep your kitchen clean(!)
Rental payments are usually made by monthly bank transfer to the landlord or managing agent.
When you move in take some photos of the rooms so that you have a record of the appartment's condition. This could be useful when getting back your deposit.
Persistence is the key and you will eventually find something. Compared to Amsterdam it is easier to find a place to live in other cities in Netherlands such as Rotterdam, The Hague, Eindhoven. Only Utrecht has a similar housing shortage.
For those staying longer term (5 years plus) you should probably consider buying a property in Amsterdam.