Our Guide on Renting or Buying a Home in the Netherlands

Jump right in:

• Renting a house or apartment
• Rental process and rules
• Short-term rentals
• Buying property as a foreigner
• Utilities
• Internet and mobile phones

Renting a house or apartment

There’s no big science behind how to rent a house or apartment in the Netherlands. The main advice is to trust a real estate professional that can lead you through the process of renting accommodation and be swift and decisive when it comes to making a choice.

Renting in the Netherlands as a foreigner

When it comes to rentals, the housing market in the Netherlands is split in two:

• social housing (75% of the market)
• private housing (25% of the market)

Each year, at least 85% of vacant social housing is reserved for people whose yearly wages are below a certain threshold of 49,500 EUR (approx. 58,000 USD) for a single-person household and 55,000 EUR (approx. 64,000 USD) for a multi-person household. The remaining percentage may be allocated to households above the income threshold. However, it’s unlikely that expats can make use of that part of the market.

In addition to the wage cap, there are also long waiting lists, which means it can take years to be offered an accommodation. That’s why most foreigners focus on the private market from the start.

The rent for social housing is capped by the government. Currently it’s 900 EUR (approx. 1,050 USD). This number is adjusted every year. Anything above the set sum immediately qualifies for the private market.

Furnished or unfurnished apartments?

There are three types of apartments you’ll come across when looking for accommodation in the Netherlands:

• fully furnished
• unfurnished
• shell-type apartment

Fully furnished places are the rarest and priciest of all. They can be found in bigger cities such as Amsterdam or Rotterdam, but they’re very uncommon in smaller towns.

Unfurnished and shell-type accommodation is sometimes used interchangeably, but there is a notable difference. Shell-type accommodation comes without large household appliances, lighting fixtures, and, in some cases, even flooring, which unfurnished places usually have. Keep this distinction in mind when looking for a place to rent. Some shell-type accommodation has fixtures or appliances installed by previous tenants, so inquire if you need to pay for them.

Average rent in the Netherlands

The Netherlands rent prices depend on where in the country you reside. Big cities tend to be pricier, while the countryside offers more affordable accommodation. The national average is around 19 EUR per m² (22 USD) as of 2025.

• For a 77 m² apartment, the average monthly rent is about 1,312 EUR (approx. 1,500 USD).
• For a 116 m² house, the average monthly rent is about 1,976 EUR (approx. 2,300 USD). In the social rental sector, the average monthly rent is much lower, at around 560 EUR (approx. 650 USD).

Rental prices in the private sector have shown steady increases in recent years, reflecting the ongoing housing shortage.

Most Expensive Regions (per m²):

• Noord-Holland — 21.03 EUR (approx. 25 USD)
• Utrecht — 18.57 EUR (approx. 22 USD)
• Zuid-Holland — 16.56 EUR (approx. 19 USD)

Most Affordable Regions (per m²):

• Friesland — 11.48 EUR (approx. 13 USD)
• Drenthe — 10.40 EUR (approx. 12 USD)
• Groningen — 13–14 EUR (approx. 15–16 USD)

Rent prices are significantly higher in the Randstad area (Amsterdam, Rotterdam, The Hague, Utrecht) compared to smaller municipalities and rural areas.

Examples of minimum rents in big cities (shell-type apartments):

• Amsterdam — typically above 2,100 EUR (approx. 2,500 USD) for 100 m²
• Rotterdam — typically above 1,800 EUR (approx. 2,100 USD) for 100 m²
• The Hague — typically above 1,700 EUR (approx. 2,000 USD) for 100 m²

Requirements and documents for renting

If you’re working in the Netherlands, you’ll need to present your employment contract to your potential landlord. You might also need to present your Dutch bank statement and your overall credit record from other countries. Note that in some cases your potential landlord might ask you to prove that your salary is at least three or four times bigger than the monthly rent.

Rental process and rules

Once you find accommodation that suits your needs, you’ll need to set up an appointment with your landlord where you can sign your contract. The best practice of renting in the Netherlands is hiring a team of local experts that will ensure your housing situation is secured on time. This also protects you from potential scams and helps you overcome the language barrier (in case you don’t speak Dutch).

Dutch law is pro-tenant. Your landlord is obliged to take care of problems and any major repairs in the accommodation. Your duties as a tenant will involve paying rent on time and following other agreed-upon rules regarding pets, smoking, and apartment or neighborhood regulations. The tenant is also responsible for taking care of minor repairs and giving the landlord access to the accommodation to carry out necessary maintenance.

Rental contract and deposit

In the Netherlands, unfurnished apartments are more common than furnished ones, especially for long-term rentals. Furnished places are usually aimed at expats or short-term stays and often come at a higher monthly cost. Most people who plan to stay longer choose unfurnished rentals, as these allow more flexibility and better value. This gives the tenant enough time to get their bearings and settle in their new place.  The standard rental contract is for an indefinite period. This means there’s no fixed end date, and you can stay in your home as long as you like, provided you respect the notice period. As a tenant, you usually only need to give one month’s notice if you decide to leave. Landlords, on the other hand, can only end the contract for specific legal reasons and must respect longer notice periods.

There are two main contract types you may come across:

• fixed-term contract — a temporary rental agreement with a maximum duration of two years for independent housing (or up to five years if it’s shared housing). At the end of the term, the landlord must confirm in writing that the contract will finish. If they don’t, the agreement continues automatically as an indefinite contract.

• indefinite contract — rental agreement with no end date. This is the most common type of contract and offers tenants the strongest protection. The landlord can only end the agreement if there’s a valid reason and proper legal steps are followed.

What should your rental contract include?

In the Netherlands, oral rental agreements exist but are not recommended, as they are difficult to prove and can cause disputes.

Your rental contract should include:

• maintenance agreements
• house rules (pet, smoking policies, etc.)
• clear conditions for rent increases, in line with Dutch rental law
• signatures of the landlord and the tenant

In addition to that, see if you can also include:

• the address and description of the place in question
• rent amount, the date it’s due, and the method of payment
• information about a deposit
• information about utility bills payments
• inspection list that indicates the state of the accommodation and its household items
• details on how the contract can be terminated and the notice period
• details on what actions will be taken if the tenant or the landlord aren’t fulfilling their duties

Your deposit

There are legal limits: the deposit may be no more than two months’ basic rent. However, it typically equals the amount of one month’s rent for unfurnished and shell-type accommodation. Landlords of furnished places might require two months’ rent as a deposit. The landlord must return the deposit within 14 days if there are no deductions, or within 30 days if costs are deducted, providing a financial breakdown of any expenses withheld.

Short-term rentals

Staying in short-term rentals is a great solution for tenants who wish to inspect their future house before signing the contract. However, as fully furnished accommodation is quite rare, expect to find temporary rentals in main cities only.

Apartments or houses available for short term lease can be found online, on websites like Pararius. The Netherlands also offers a selection of serviced apartments that have designated parking spaces, security, and cleaning services.

One of the things to know about furnished short-term rentals is that most of these apartments quote daily, not monthly prices. However, most of them have a minimum stay requirement that can be one or two weeks or even six months. Most temporary housing providers will allow you to rent the accommodation for up to a year, however, that might depend on certain factors.

Short-term rentals: Necessary documents

Most short-term rentals require proof of ID and a valid payment method, such as a credit or debit card. Some landlords or agencies may also ask for proof of income, like recent paychecks, a work contract, or university enrollment if you’re a student. However, some serviced apartments might require you to prove the length of your stay by providing a copy of your employment contract. Sometimes a bank statement with a credit score is also necessary as evidence of sufficient income.

Average price of a short-term rental

The average price of a short-term rental will depend on which city you choose to stay in. The typical range is around 150–300 EUR (approx. 175–350 USD) per night. Amsterdam is the most expensive with an average daily rate of 225 EUR (approx. 260 USD). Larger rentals in central areas can cost from 200 to over 500 EUR (approx. 250–600 USD) per night, especially in popular cities and during peak seasons.

Buying property as a foreigner

If you’re wondering how to buy a house in the Netherlands as a foreigner, know that as long as you have sufficient funds, you shouldn’t face many restrictions to acquiring property. Most buyers choose to work with a real estate agent, mortgage advisor, and notary to guide them through the process, as navigating it entirely on your own can be challenging.

Requirements to buy property in the Netherlands

Foreigners have the same rights as Dutch citizens when it comes to buying property. Getting a mortgage, however, can be harder if you are a non-EU citizen or not living in the Netherlands. Banks usually ask for a BSN (Citizen Service Number), proof of income, and a valid residence permit.

Because of how lenient the law is towards foreigners acquiring property in the Netherlands, you can’t get citizenship, permanent residence, or a visa solely by buying a house in the country.

House prices in the Netherlands

Know that you can negotiate the price of previously owned property. Newly built housing is usually sold at a fixed price. Note that some buildings come without the land it’s on. You might either need to purchase the land separately or lease it from the city you’re planning to live in. The ground rent can be paid in full or broken into annual contributions.

Average house prices in the biggest cities in the Netherlands:

• Amsterdam — 707,500 EUR (approx. 850,000 USD)
• Utrecht — 468,500 EUR (approx. 550,000 USD)
• Rotterdam — 391,000 EUR (approx. 450,000 USD)
• The Hague (Den Haag) — 375,000–400,000 EUR (approx. 450,000–500,000 USD)

Getting a mortgage in the Netherlands

Banks in the Netherlands can lend up to 100 percent of a property’s appraised value, or up to 106 percent if the extra funds are used for energy saving measures like solar panels or insulation. Buyers must cover all additional “buyer’s costs” (kosten koper), such as notary fees, transfer tax, appraisal, and advice, from their own savings.

The property value is determined by an independent, certified appraiser, and the report must be validated by the NWWI (Dutch Housing Value Institute). If the purchase price is higher than the appraised value, the bank will only finance the lower appraised amount, and you’ll need to pay the difference yourself.

To qualify for a mortgage as a foreigner, you generally need a BSN (Citizen Service Number), proof of income, and, if you’re a non-EU or EEA citizen, a valid residence permit. Some banks may also require you to have lived in the Netherlands for at least six months to three years, depending on your situation.

If self-employed, bank statements for the last three years and an indication of potential earnings in the future are typically required.

Process and steps for buying a house in the Netherlands

When you find a property you like, you submit an offer to the seller or their agent, usually by email. Offers often include conditions such as a financing clause or a structural inspection. This gives you time to arrange a mortgage and protects you if financing is denied. In competitive markets, some buyers choose to waive conditions, but this carries risks.

Once your offer is accepted, you normally have four to six weeks to secure financing. During this period, a certified appraiser values the property for the bank, and a building inspection can be carried out to check for hidden defects.

The final step is handled by a notary, who prepares and registers the deed of transfer with the Kadaster (Land Registry). Only after registration do you officially become the owner.

Additional expenses when buying a home in the Netherlands

Extra costs can amount to an additional 5–10% of the property price on top of your purchase. These are:

• real estate agent costs
• financial advisor and/or mortgage broker costs
• notary costs
• interpreter costs
• costs for additional documents and translations
• costs for property inspection
• transfer tax for the government

Additionally, once you become a property owner, you’ll need to start paying property tax. If your new property is an apartment building or a townhouse, you’re also obliged to make contributions to your building’s homeowner association.

Utilities

Some of the utility sectors in the Netherlands are privatized. That means that you might be able to shop around for the most suitable utility company before registering. However, note that if your utilities are included in your bills, you avoid the hassle.

Utility companies: Electricity & gas

Energy (both electricity and gas) in the Netherlands is privatized, and there are many suppliers you can choose from when moving into your new home. However, the choice might be limited to what is available in your area. Some of the companies are:

• Eneco (electricity, gas, and heating)
• Essent (electricity, gas, and heating; the country’s biggest energy company)
• Vattenfall (formerly Nuon; electricity, gas, and heating)
• Van de Bron (electricity; green energy company)

Find the best deal available to you by visiting this directory that allows you to compare your choices.

Energy contracts usually last one, three, or five years.

Utility companies: Water

You cannot choose your water supplier in the Netherlands as the companies are not privatized. Instead, the companies that regulate the water grid are assigned their own area in the country. These are:

• Brabant Water (Northern part of Brabant)
• Evides (Zeeland and the south of Zuid-Holland)
• Dunea (The Hague and Leiden)
• Oasen (the east of Zuid-Holland)
• PWN (Noord-Holland)
• Vitens (Utrecht, Gelderland, Overijssel, Flevoland, and Friesland)
• Waternet (Amsterdam and the Amstel, Gooi en Vecht area)
• WMD (Drenthe)
• WML (Limburg)
• Waterbedrijf Groningen (Groningen*)

Registering for utilities

There are no required documents to start a water or energy account. Most commonly, both are already connected to your home and you can register easily online or by phone with the utility company.

Things to know

• Tap water in the Netherlands is drinkable.
• Your first water bill is an estimation of your usage. If the estimation is wrong, at the end of the year you might be eligible for a refund or have to pay extra.
• You can choose an energy provider that’ll supply both gas and electricity to your home. However, it might be cheaper to choose separate companies.
• When choosing your energy provider, you can opt for green, coal, or nuclear power.
• If you own a home in the Netherlands, you can choose to install solar panels on your roof. However, the government does not subsidize the costs anymore.
• If you have a double electricity meter, you may qualify for cheaper off-peak tariffs on weekdays between 23:00 and 07:00 and during weekends, depending on your contract and usage.

Internet and mobile phones

How to get a SIM card in the Netherlands There are plenty of service providers around the Netherlands that offer bundles with call minutes, internet data, and texts. You can buy a prepaid SIM card easily in supermarkets, electronics stores, or dedicated phone shops, and if you already have an address, you can also order one online.

If you want to start a contract, you’ll need all or some of the following documents:

• proof of identity
• bank card or account details -proof of address

Some of the available cell phone providers in the Netherlands:

• KPN
• Odido
• Vodafone
• Youfone, Lebara, and Simyo as popular low-cost alternatives

Internet

Just like with mobile phones, there are many internet providers you can choose from. Some of them offer packages together with digital TV and a phone connection. Some of the available companies are:

• Ziggo
• KPN
• Odido
• Online

You can sign up online, call the company, or visit their store. Installation usually takes one to three weeks, depending on the provider and whether your home is already connected.

Fiber optic internet is now widely available across the Netherlands and continues to expand, while older ADSL connections are being phased out.

Television in the Netherlands

The biggest internet providers also offer TV deals for anyone who wishes to watch digital television in the Netherlands.

These are a few of your options:

• Ziggo
• Odido -KPN

If you want to watch your home country’s TV while in the Netherlands, know that most companies have packages that include a combination of various Dutch and international channels. Some even offer specialty bundles for channels from specific countries or in specific languages.