Finding a flat/apartment or house to rent in Amsterdam can be a serious challenge for expats and new residents. There is a significant housing shortage in the city – particularly in 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 in Amsterdam…
Private Rental Market (huurwoningen) in Amsterdam
The majority of housing in Amsterdam (and the Netherlands) is made up of either social rentals or owner-occcupied homes. This means most expats/new residents are effectively forced to rent out a house (woonhuis) or flat/apartment (appartement) from the private sector, which has been growing in the last few years.
You will have to pay market prices which are significantly higher than the social housing rentals. Due to the popularity of Amsterdam, the small size of the city and this skewed housing distribution, private sector rents have increased significantly over the last few years.
As of 2022, the average private monthly rental price in the centre of Amsterdam stands at around €25 per square metre. That’s almost €1,900 for a 75m² apartment.
That may be doable for international corporate types working for a multinational companies in the Netherlands and/or couples with 2 salaries.
However things could be difficult for those on middle to lower incomes as there has been a shortage of properties in the €800 to €1,400 range – although there are a lot of large apartment building projects in the pipeline around the suburbs.
Some would say Amsterdam is becoming increasingly unaffordable for those on middle incomes, catering only for the wealthy or those on lower incomes who can get a social rental dwelling.
2 bedroom apartments in an outer suburb will generally start from around €1,100 monthly; for a prime location in central Amsterdam expect prices in the €1,800-€6,000 range. Rental prices will obviously depend on the size of the property and the location.
Apartments will be either fully furnished (gemeubileerd), partly furnished (gestoffeerd) or unfurnished (kaal).
For something more quirky you could consider living on one of Amsterdam’s canal houseboats (woonboot). Rental prices are not cheap and range from about €1,600 to €2,500 per month – though supply is very limited.
If you want to cut costs then consider house sharing or renting a room (kamer) in someone else’s house or apartment. This is a popular option for students living outside of official university accommodation and younger working people.
Most rooms will cost between €400 and €1,200 per month – depending on the location and size (ranging from 10m² to 25m²). Check whether utility bills are included in the rent.
If you are moving over on a work contract you may get your housing (partly) covered by your employer in some cases. Those here for shorter stays up to 6 months could use a serviced apartment.
Tips for Searching for a Flat / House / Room in Amsterdam
1. Use an automated search bot – Rentbird is a subscription-based search bot that scans around 1,400 local housing sites covering virtually all rental properties in the Netherlands. You sign up and enter your desired housing search parameters and when a suitable house/flat comes on the market you immediately get notified by WhatsApp and email.
This gives you first mover advantage of being able to respond quickly in a highly competitive marketplace and significantly increases your chances of finding a rental home. It also saves you hours of manual searching.
2. Browse listings sites – Have a look at Funda (funda.nl/en) which has a comprehensive listing of rental properties in the Netherlands including the Amsterdam area.
Pararius (pararius.com/english) is a useful site with a large listing of rental properties from trusted agents.
Direct Wonen (directwonen.nl/en) is another large agent whilst Perfect Housing (perfecthousing.com) is a housing agency catering to the high-end expat market.
Kamernet (kamernet.nl/en) has hundreds of available rooms for rent.
3. Talk to an estate agent (makelaar) or housing agency – 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.
4. Use social media/noticeboards – Other room/house search tactics include using social media to get the word out to your network; checking adverts on Craigslist and marktplaats.nl; try monitoring noticeboards at supermarkets, libraries, ABC bookshop and universities.
It is sometimes possible to sublet an apartment (including social housing apartments) 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 is often 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 bureaucratic 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 an apartment for a viewing 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.
Social Housing (sociale huurwoningen)
Be aware that nearly 60% of all dwellings (houses/apartments) in Amsterdam are rented from semi-public housing corporations (woningcorporaties). These properties are generally only available to Dutch residents on lower incomes with rents capped at a maximum of €763 monthly (2022).
Social housing is offered through a waiting list system. A resident who has an “economic tie” to a Dutch city can register to join the housing list of that particular city. In Amsterdam this is done through the organisation WoningNet Stadsregio Amsterdam. Housing corporations in Amsterdam include de Alliantie, Eigen Haard, Rochdale, Stadgenoot and Ymere.
However, waiting list times for social housing can be many years and possibly even decades for prized central locations in Amsterdam. Many tenants will simply stay in a dwelling until old age.
Housing corporations also offer a limited amount of housing for those earning just above the income limit and to the free sector (vrije sector), although priority is always given to those with urgent needs.
So in reality, expats and new residents cannot rent from the social housing sector unless they have a Dutch partner who is renting one, or they find a short-term sublet. If you are moving in with someone who is a social housing tenant then officially you should get a letter of permission from the housing corporation. You need to show this if registering with the council.
Locations in the Amsterdam area & surroundings
There are various location choices for renting in the Amsterdam area. Rental prices in the inner canal belt are extremely expensive – many houses are only rented as commercial offices.
Amsterdam’s inner suburbs such as Jordaan, the Museum Quarter, Oud Zuid, Oud West,De Pijp and Rivierenbuurt are all very sought-after locations. Amsterdam Oost has a more edgy feel in parts being a working class and multicultural area, but is now up-and-coming thanks to much renovation and development.
There have been major developments around the IJ waterfront (at the back of central station) including the Zeeburg and IJburg areas with lots of modern apartments built.
Cheaper rents can be had in the more outer suburbs such as Bos en Lommer, Osdorp (west) and Bijlmer (south-east).
Beyond Amsterdam: Many choose to find accommodation outside of Amsterdam, especially if you require a house rather than an apartment. Popular with expats and families are the surrounding towns/cities of Amstelveen, Abcoude, Haarlem, Hilversum, Hoofddorp and Zaandam – all are an easy commute to Amsterdam.
Going further afield, you could consider Almere and Lelystad (in the adjacent Flevoland region – east of Amsterdam – where housing costs are significantly lower); or the Leidsche-Rijn area of Utrecht, a growing new development.
Some students and young people register with an anti-squat organisations such as Mosaic World or Adhoc which allows them to live temporarily in vacant buildings such as schools, warehouses, apartments and offices.
Rents can be very low and the buildings can provide a unique experience. However you may be asked to leave at short notice.
Questions/Checklist for Renting in Amsterdam
- Is the flat unfurnished, partly or fully furnished?
- What is the monthly rent?
- Who pays the municipal taxes?
- Are the bills all-inclusive? See our guide to utilities in Amsterdam.
- Do you need to register with utility companies?
- Is there a telephone line / internet connection?
- How long is the rental contract for?
- Is there a deposit needed? (1 or 2 months rent is common, check contract)
- Is there a “key” fee charged to the tenant? (officially this is not allowed)
- What is the notice period?
- Do you need references?
- Is the contract in Dutch or English? (if Dutch get a native speaker to check)
- Is the flat on a quiet side street or on a main road where there could be noisy shops/bars and Amsterdam trams passing by?
- Who is responsible for maintenance issues?
- Does the property have double glazing?
- Does the flat have a washing machine?
- Does the house have central heating / radiators? (some older flats have gas fires in the living room and no bedroom heating – not pleasant in winter)
- Where can you park a bike?
- Can you register with the council?
Be aware that Amsterdam has it fair share of mice, so if living in an older building then try to keep your kitchen clean and store food well in cupboards!
Rental payments are usually made by monthly bank transfer to the landlord or managing agent – so you need to open a Dutch bank account.
When you move in take some photos of the rooms so that you have a record of the apartment’s condition. This could be useful when getting back your deposit.
If you plan to stay in the long term (5 years plus) you should probably consider buying a property in Amsterdam.
Persistence is the key and you will eventually find somewhere to live in or around Amsterdam.
This article was originally published in 2010. Last updated 21 November 2022.