Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Yes, the analysis of Amsterdam's property market is included in our pack
Everything you need to know about renting out property in Amsterdam as a foreigner is in this guide, and we update it regularly to keep it accurate.
Amsterdam has some of the strictest rental regulations in Europe, so understanding the rules before you buy is essential.
We constantly update this blog post to reflect the latest changes in Amsterdam's rental market and regulations.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Amsterdam.
Insights
- Amsterdam's buy-to-let restriction (opkoopbescherming) blocks immediate renting for homes under €637,000 WOZ value in 2026, pushing investors toward pricier properties or those with existing tenants.
- Gross rental yields in Amsterdam typically range from 3.5% to 4.5%, but net yields drop to 2% to 3% after factoring in VvE fees, maintenance reserves, and management costs.
- Short-term rentals require you to live at the property and be registered in the BRP, making Airbnb-style renting essentially unavailable to pure foreign investors.
- From April 2026, Amsterdam's holiday-let cap drops to just 15 nights per year in popular areas like Jordaan, Grachtengordel, and Oude Pijp.
- The Affordable Rent Act (Wet betaalbare huur) means apartments scoring up to 186 points on the points system have capped rents, limiting free-market pricing for many Amsterdam properties.
- Since July 2024, indefinite leases are the default in the Netherlands, making it harder for landlords to regain possession of their properties compared to other European markets.
- Security deposits in Amsterdam are legally capped at two months' bare rent for contracts signed after July 2023, lower than many international investors expect.
- Noord, Nieuw-West, and Zuidoost typically offer better rental yields than central Amsterdam because purchase prices are lower while rental demand remains solid.
- A realistic vacancy budget for Amsterdam long-term rentals is about one month per year (roughly 8%), even in this tight market.
- Furnished apartments in Amsterdam can command 10% to 20% higher rents, but they also come with higher turnover and replacement costs that can eat into net returns.
Can I legally rent out a property in Amsterdam as a foreigner right now?
Can a foreigner own-and-rent a residential property in Amsterdam in 2026?
As of early 2026, foreigners can legally buy residential property in Amsterdam and rent it out, but the city's buy-to-let restriction (opkoopbescherming) adds a major hurdle for properties below a certain value.
The most common ownership structure for foreign investors is simply buying in their personal name or through a Dutch BV (private limited company), depending on their tax situation and scale of investment.
The single biggest restriction is that if the home's WOZ value is below €637,000, you must live in the property yourself for at least four years before you can legally rent it out, unless the property already has a tenant who stays.
If you're not a local, you might want to read our guide to foreign property ownership in Amsterdam.
Do I need residency to rent out in Amsterdam right now?
You do not need Dutch residency to own and rent out a long-term rental property in Amsterdam, but you must comply with the city's buy-to-let restriction and Dutch rental law.
In practice, you will need a Dutch tax identification number (BSN or RSIN) to legally collect rental income and file Dutch taxes on your Amsterdam property.
A Dutch or SEPA bank account is not strictly required by law, but it is strongly recommended because tenants and property managers typically expect to pay rent via SEPA transfers.
Managing an Amsterdam rental entirely remotely is feasible if you hire a local property management company, though you should budget 8% to 10% of monthly rent for this service.
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What rental strategy makes the most money in Amsterdam in 2026?
Is long-term renting more profitable than short-term in Amsterdam in 2026?
As of early 2026, long-term renting is typically the only viable strategy for foreign investors in Amsterdam because short-term rentals require you to live at the property and be registered in the city's population registry (BRP).
Even if short-term renting were legally available, the 30-night annual cap (dropping to 15 nights in some central areas from April 2026) means a well-managed long-term rental would likely generate €20,000 to €30,000 per year in rent, compared to perhaps €5,000 to €7,000 from a capped short-term let.
The only scenario where short-term renting might make financial sense is if you personally live in a highly central Amsterdam apartment and want to rent it out during your vacations, but this does not apply to pure investment properties.
What's the average gross rental yield in Amsterdam in 2026?
As of early 2026, the average gross rental yield for residential properties in Amsterdam is approximately 3.5% to 4.5%, which is lower than many other European cities due to high purchase prices.
Most Amsterdam residential properties fall into a gross yield range of 3% to 5%, with the exact figure depending heavily on location, property size, and whether the unit qualifies for free-sector or regulated rents.
Studios and small one-bedroom apartments typically achieve the highest gross yields in Amsterdam because they rent for more per square meter than larger units, while their purchase prices do not scale proportionally.
By the way, we have much more granular data about rental yields in our property pack about Amsterdam.
What's the realistic net rental yield after costs in Amsterdam in 2026?
As of early 2026, the realistic net rental yield for most Amsterdam rental properties is approximately 2% to 3% after accounting for all operating costs, taxes, and vacancy.
Most landlords in Amsterdam experience net yields in the 1.5% to 3.5% range, with the lower end typical for older canal-zone properties with high VvE fees and the upper end achievable in newer developments with lower maintenance costs.
The three main cost categories that reduce gross yield to net yield in Amsterdam are VvE (homeowner association) fees which can run €150 to €350 monthly, maintenance reserves for the city's aging housing stock, and property management fees of 8% to 10% of rent for remote landlords.
You might want to check our latest analysis about gross and net rental yields in Amsterdam.
What monthly rent can I get in Amsterdam in 2026?
As of early 2026, typical monthly rents in Amsterdam's free sector are approximately €1,250 to €1,650 (around $1,350 to $1,780 or £1,050 to £1,380) for a studio, €1,750 to €2,250 ($1,890 to $2,430) for a one-bedroom, and €2,350 to €3,100 ($2,540 to $3,350) for a two-bedroom apartment.
A decent entry-level studio in Amsterdam in 2026 typically rents for €1,250 to €1,450 per month ($1,350 to $1,570), though prime central locations can push above €1,600.
A typical one-bedroom apartment in a good Amsterdam neighborhood commands €1,750 to €2,100 per month ($1,890 to $2,270), with newer or renovated units at the higher end of this range.
A standard two-bedroom apartment in Amsterdam rents for €2,350 to €2,800 per month ($2,540 to $3,025), though premium areas like Oud-Zuid or the Canal Belt can exceed €3,000.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Amsterdam.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the real numbers I should budget for renting out in Amsterdam in 2026?
What's the total "all-in" monthly cost to hold a rental in Amsterdam in 2026?
As of early 2026, the total all-in monthly cost to hold a typical rental property in Amsterdam (excluding mortgage payments) is approximately €500 to €900 ($540 to $970) for a studio, €650 to €1,000 ($700 to $1,080) for a one-bedroom, and €850 to €1,250 ($920 to $1,350) for a two-bedroom.
Most Amsterdam landlords experience monthly holding costs in the €450 to €1,250 range ($485 to $1,350), depending on property size, VvE fees, and whether they use professional management.
The single largest cost category for most Amsterdam rental properties is the VvE (homeowner association) contribution, which typically runs €150 to €350 per month and covers building maintenance, insurance, and reserve funds for major repairs.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Amsterdam.
What's the typical vacancy rate in Amsterdam in 2026?
As of early 2026, the typical vacancy rate for rental properties in Amsterdam is approximately 5% to 8%, though this varies significantly by neighborhood and property type.
A prudent landlord in Amsterdam should budget for roughly one month of vacancy per year (about 8% of annual income) to account for tenant turnover, re-letting periods, and any compliance checks or minor repairs between tenants.
The main factor that causes vacancy rates to differ across Amsterdam neighborhoods is transit connectivity and tenant profile: areas with strong metro or tram links and diverse tenant pools (students, expats, young professionals) fill faster than peripheral locations dependent on a single employer or institution.
Tenant turnover in Amsterdam typically peaks in late spring and early summer (May through July), when students graduate and expat contracts often end, creating a brief window of higher vacancy before the autumn rental rush.
We have a whole part covering the best rental strategies in our pack about buying a property in Amsterdam.
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Where do rentals perform best in Amsterdam in 2026?
Which neighborhoods have the highest long-term demand in Amsterdam in 2026?
As of early 2026, the three Amsterdam neighborhoods with the highest overall long-term rental demand are De Pijp, Oud-West, and Jordaan, all of which combine central locations with vibrant local amenities and strong tenant pools.
For families seeking long-term rentals in Amsterdam, the strongest demand is concentrated in Watergraafsmeer, Rivierenbuurt, and Buitenveldert, where larger apartments, good schools, and quieter streets are more readily available.
Students and early-career renters drive the highest demand in Amsterdam Oost (especially Indische Buurt), De Baarsjes, and parts of Noord near NDSM, where smaller units and strong public transit connections are the main draws.
Expats and international professionals show the strongest rental demand in Oud-Zuid, De Pijp, and Rivierenbuurt, attracted by proximity to international schools, English-friendly services, and move-in-ready apartments.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Amsterdam.
Which neighborhoods have the best yield in Amsterdam in 2026?
As of early 2026, the three Amsterdam neighborhoods with the best rental yields are Noord (outside the most tourist-heavy pockets), Nieuw-West (especially areas with good metro access), and Zuidoost (near strong transit connections), where purchase prices are lower but rental demand remains solid.
These better-yield neighborhoods in Amsterdam typically deliver gross rental yields in the 4% to 5.5% range, compared to 3% to 4% in prime central areas like Jordaan or the Canal Belt.
The main characteristic that allows these neighborhoods to achieve higher yields is that they were historically less sought-after, keeping purchase prices 30% to 50% below central Amsterdam while recent infrastructure improvements and urban development have boosted tenant demand.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Amsterdam.
Where do tenants pay the highest rents in Amsterdam in 2026?
As of early 2026, the three Amsterdam neighborhoods where tenants pay the highest rents are the Grachtengordel (Canal Belt), Jordaan, and Oud-Zuid (including the Museumkwartier area), all commanding premium prices for their historic charm and central locations.
A standard one-bedroom apartment in these premium Amsterdam neighborhoods typically rents for €2,200 to €2,800 per month ($2,375 to $3,025), while two-bedrooms often exceed €3,000 to €4,000 ($3,240 to $4,320).
The main characteristic that makes these neighborhoods command the highest rents is scarcity combined with prestige: the Canal Belt and Jordaan have strictly protected historic building stock with virtually no new supply, while Oud-Zuid offers proximity to museums, Vondelpark, and upscale retail.
The typical tenant profile in these highest-rent Amsterdam neighborhoods is senior expat professionals, diplomats, or high-earning couples without children who prioritize location, aesthetics, and walkability over space.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Netherlands. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Amsterdam in 2026?
What features increase rent the most in Amsterdam in 2026?
As of early 2026, the three property features that increase monthly rent the most in Amsterdam are outdoor space (balcony or roof terrace), a good energy label (A or B rating), and turnkey condition with a modern kitchen and bathroom, all of which are scarce in the city's older housing stock.
A private balcony or roof terrace in Amsterdam can add 10% to 15% to monthly rent compared to similar apartments without outdoor space, because these features are rare in the city's historic canal houses and pre-war buildings.
One commonly overrated feature that Amsterdam landlords invest in but tenants do not pay much extra for is luxury finishes like marble countertops or designer fixtures, which matter less than functional basics like good insulation and working heating in the city's drafty older buildings.
One affordable upgrade that provides a strong return on investment for Amsterdam landlords is secure indoor bike storage, which costs relatively little to add but is highly valued in a city where cycling is the primary mode of transport and bike theft is common.
Do furnished rentals rent faster in Amsterdam in 2026?
As of early 2026, furnished apartments in Amsterdam typically rent 1 to 2 weeks faster than unfurnished units, primarily because they attract expats and corporate relocations who need to move in immediately without sourcing furniture.
Furnished apartments in Amsterdam command a rent premium of approximately 10% to 20% over comparable unfurnished units, though landlords should factor in higher turnover and furniture replacement costs that can reduce net returns.
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How regulated is long-term renting in Amsterdam right now?
Can I freely set rent prices in Amsterdam right now?
In Amsterdam in 2026, your freedom to set rent prices depends entirely on your property's score under the Dutch points system: if it scores 186 points or below, your rent is capped under mid-rent regulation (Wet betaalbare huur), while properties scoring above 186 points can be priced freely in the "free sector."
Even for free-sector properties in Amsterdam, annual rent increases during a tenancy are regulated and typically capped at inflation plus a small percentage, meaning landlords cannot raise rents arbitrarily on existing tenants.
What's the standard lease length in Amsterdam right now?
Since July 2024, the standard lease length for residential rentals in Amsterdam (and all of the Netherlands) is indefinite, meaning open-ended contracts are now the legal default and fixed-term leases are only allowed in limited exceptions.
The maximum security deposit a landlord can legally require in Amsterdam is two months' bare rent (so €3,000 to €4,500 or $3,240 to $4,860 for a typical one-bedroom), which applies to all contracts signed after July 2023.
At the end of a tenancy in Amsterdam, the landlord must return the security deposit within a reasonable period (typically interpreted as a few weeks), minus any documented costs for damages beyond normal wear and tear or unpaid rent.
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Amsterdam in 2026?
Is Airbnb legal in Amsterdam right now?
Airbnb-style short-term rentals are legal in Amsterdam, but the rules are so strict that they effectively exclude pure investment properties: you must live at the address and be registered in the city's population registry (BRP), obtain a permit and registration number, and report every rental stay.
To operate a legal short-term rental in Amsterdam, you need a vacation rental permit (vergunning vakantieverhuur), which you can apply for through the city's online portal, but only if you are the registered occupant of the property.
Amsterdam caps short-term rentals at 30 nights per year citywide, and from April 2026, this drops to just 15 nights per year in high-pressure areas including Jordaan, Grachtengordel-West, Grachtengordel-Zuid, and Oude Pijp.
The most common penalty for operating an unlicensed or non-compliant short-term rental in Amsterdam is a fine of up to €21,750 per violation, and the city actively enforces these rules through platform data sharing and inspections.
What's the average short-term occupancy in Amsterdam in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Amsterdam is approximately 55% to 65%, though this figure reflects listings that can legally operate and masks the severe night-cap constraints most properties face.
Most Amsterdam short-term rentals experience occupancy rates in the 45% to 70% range, with well-located and highly-rated listings at the upper end and newer or peripheral properties at the lower end.
The highest occupancy months for Amsterdam short-term rentals are April through September (spring and summer tourism peak) and late December (holiday season), when demand from tourists and business travelers is strongest.
The lowest occupancy months are typically January through early March and November, when Amsterdam sees fewer tourists and business travel slows down.
Finally, please note that you can find much more granular data about this topic in our property pack about Amsterdam.
What's the average nightly rate in Amsterdam in 2026?
As of early 2026, the average nightly rate for short-term rentals in Amsterdam is approximately €250 to €280 ($270 to $300), though this varies significantly by location, property quality, and season.
Most Amsterdam short-term rental listings fall into a nightly rate range of €120 to €400 ($130 to $430), with budget-friendly options in outer neighborhoods and premium entire homes in the Canal Belt at the top end.
The typical nightly rate difference between peak season (summer and holidays) and off-season (winter) in Amsterdam is €50 to €100 ($55 to $110), with the best-located properties able to command even larger premiums during major events like King's Day or Amsterdam Dance Event.
Is short-term rental supply saturated in Amsterdam in 2026?
As of early 2026, the Amsterdam short-term rental market is mature and tightly regulated rather than truly saturated, because the city's strict permit and residency requirements act as a hard ceiling on legal supply growth.
The number of active short-term rental listings in Amsterdam has been relatively stable in recent years, as new listings are constrained by regulations while existing permitted hosts continue to operate within the night caps.
The most oversaturated neighborhoods for short-term rentals in Amsterdam are Centrum, Jordaan, and De Pijp, where the concentration of listings is highest and competition for the limited legal rental nights is most intense.
Neighborhoods in Amsterdam that still have relative room for short-term rental activity include parts of Noord, Oost (outside the most central pockets), and Nieuw-West, where tourist demand is growing but listing density remains lower.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Amsterdam, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Gemeente Amsterdam (Opkoopbescherming) | It's the City of Amsterdam explaining its own buy-to-let restriction. | We used it to confirm the 2026 WOZ threshold (€637,000) and the 4-year self-occupancy rule. We also used it to explain what "works" for rental investors under current Amsterdam law. |
| Gemeente Amsterdam (Vakantieverhuur) | It's the official city rulebook for holiday lets in Amsterdam. | We used it to confirm permit, registration, and night-cap requirements. We also used the BRP residency requirement to show why short-term renting is not viable for pure investors. |
| Pararius Rental Report Q4 2025 | Pararius is a major Dutch rental portal with published methodology. | We used it for Amsterdam's free-sector rent per square meter and market tightness indicators. We also used it to ground rent and vacancy assumptions in observed market behavior. |
| Makelaarsvereniging Amsterdam (MVA) | MVA is the professional association for Amsterdam real estate agents. | We used it to anchor a realistic typical purchase price for Amsterdam in early 2026. We also used it to convert rent levels into gross yield estimates. |
| Volkshuisvesting Nederland | It's the housing ministry's official explanation of mid-rent regulation. | We used it to identify the 186-point threshold and maximum regulated rent levels. We also used it to explain why many Amsterdam apartments cannot be freely priced. |
| Rijksoverheid (Wet vaste huurcontracten) | This is the Dutch national government announcing a major change in rental contract law. | We used it to explain that indefinite leases are now the default in 2026. We also used it to show why "easy exit" is harder for landlords than in many other countries. |
| Rijksoverheid (Waarborgsom) | It's the national government's Q&A on legal deposit caps. | We used it to give the exact legal deposit cap landlords must follow. We also used it to provide a practical "what you can ask for" number in 2026. |
| CBS (Statistics Netherlands) | CBS is the country's official statistics agency. | We used it to estimate vacancy levels in Amsterdam as a reality check. We also used it to convert vacancy into a practical budgeting assumption. |
| Rent.nl Huurindex | It's a large rental data aggregator with Amsterdam-specific metrics. | We used it as a second rent-per-square-meter benchmark to triangulate Pararius. We also used it to adjust size-based rent estimates. |
| AirDNA | AirDNA is a widely used short-term rental analytics provider. | We used it to estimate Amsterdam STR occupancy and average daily rates. We also used it to show what short-term rentals could earn before legal constraints are applied. |
| Inside Airbnb | Inside Airbnb is a well-known public dataset for independent STR monitoring. | We used it as an external cross-check on the scale of STR listings. We also used it to support a saturation discussion without relying on platform marketing claims. |
We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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