Overview of the Dutch Rental Market

The Dutch housing market can be difficult to navigate, especially for newcomers and expats. There is a high demand for rental properties, especially in major cities like Amsterdam, Utrecht, Rotterdam, The Hague, and Groningen. Understanding the structure of the market is the first step toward a successful home search.

Types of Rental Housing

There are two main types of rental housing in the Netherlands:

Social housing (sociale huur): These properties are regulated by the government and are primarily meant for people with lower incomes. Rent is capped by law and must fall below a certain price threshold, which in 2025 is set at €879.66 per month (basic rent). Social housing is managed by housing associations and requires registration, often through a platform like WoningNet. Waiting lists can be long—sometimes several years.

Private sector housing (vrije sector): These rentals are not subsidized and are subject to market pricing. They are accessible to anyone, including internationals, but are more expensive. Rents often start from €1,000 per month for small apartments in cities.

Furnishing Levels

• Kaal (bare): No flooring, curtains, or appliances

• Gestoffeerd (semi-furnished): Includes flooring, curtains, and sometimes light fixtures

• Gemeubileerd (furnished): Includes furniture and appliances

Rent Structure

Dutch rent is typically split into:

• Kale huur (basic rent): The core rent, excluding costs

• Servicekosten (service charges): Additional costs like cleaning, gas, water, electricity, and internet

Tenants often need to pay a deposit (typically 1–2 months of rent) and sign a contract for a fixed term or an indefinite term.

Recent Legal Change: Fixed-Term Contracts Limited as of July 2024

A major shift occurred in July 2024 with the implementation of the Wet vaste huurcontracten (Fixed Rental Contracts Act). From this date, indefinite rental contracts became the legal default for all new agreements in the Netherlands.

Key points:

• Indefinite contracts must be used unless one of a few legal exceptions applies.

• Exceptions include temporary housing for students, urgent personal situations, or short-term renovations.

• Fixed-term contracts issued before July 1, 2024, may still run their course, but cannot be extended unless converted into indefinite.

• Tenants under indefinite contracts have more legal protections and cannot be evicted without proper legal grounds.

This law was introduced to promote housing stability and protect renters from short-term uncertainty and exploitation.