What are rents like in Amsterdam right now? (January 2026)

Looking to rent or invest in Amsterdam? This guide breaks down rental prices in the city as of the first half of 2026.

We cover typical rents, neighborhood trends, tenant preferences, and landlord costs.

We constantly update this blog post to reflect the latest data.

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.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Amsterdam. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Amsterdam as of 2026?

What's the average monthly rent for a studio in Amsterdam as of 2026?

As of early 2026, the average monthly rent for a studio in Amsterdam is around 1,600 euros (approximately 1,700 USD), reflecting tight supply and high demand.

Most studios rent between 1,200 and 2,000 euros per month, depending on location, condition, and whether furnished.

The main factors driving this range include neighborhood prestige, proximity to transit, energy labels, and outdoor space like a balcony.

What's the average monthly rent for a 1-bedroom in Amsterdam as of 2026?

As of early 2026, the average monthly rent for a 1-bedroom in Amsterdam is around 1,900 euros (approximately 2,000 USD), one of the priciest segments in the Netherlands.

Most 1-bedrooms rent between 1,500 and 2,400 euros per month, with significant variation across the city.

The cheapest 1-bedroom rents appear in Amsterdam-Noord and Sloterdijk, while Oud-Zuid, De Pijp, and the Grachtengordel sit at the top.

What's the average monthly rent for a 2-bedroom in Amsterdam as of 2026?

As of early 2026, the average monthly rent for a 2-bedroom in Amsterdam is around 2,850 euros (approximately 3,000 USD), firmly in the premium segment.

Most 2-bedrooms rent between 2,200 and 3,500 euros per month, with variation based on size, finishes, and neighborhood.

The most affordable options appear in IJburg, Amsterdam-Noord, and Nieuw-West, while the canal belt, Oud-Zuid, and Jordaan command the highest prices.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Amsterdam.

What's the average rent per square meter in Amsterdam as of 2026?

As of early 2026, the average rent per square meter in Amsterdam is around 39 euros (approximately 41 USD), a blended citywide figure across all segments.

Rent per square meter ranges from 30 euros in areas like Nieuw-West to over 50 euros in the Grachtengordel and Oud-Zuid.

Compared to other Dutch cities, Amsterdam runs about 30-40% higher than Rotterdam or The Hague, reflecting unique demand pressures.

Properties with good energy labels, outdoor space, modern kitchens, and lift access typically push rent above the citywide average.

How much have rents changed year-over-year in Amsterdam in 2026?

As of early 2026, asking rents in Amsterdam have increased by approximately 7% compared to last year, continuing the upward trend from 2024-2025.

The main drivers include shrinking private-sector supply, strong expat demand, and regulations pushing some landlords out of the market.

This year's increase is roughly in line with 2025's pace, though slightly moderated as Wet betaalbare huur caps more mid-market units.

What's the outlook for rent growth in Amsterdam in 2026?

As of early 2026, rent growth in Amsterdam is projected at 4% to 7% over the coming year, depending on regulation and investor behavior.

Key factors include continued population inflows, limited construction, corporate relocations, and Wet betaalbare huur effects on landlord supply decisions.

Zuidas, De Pijp, and Amsterdam-Noord are expected to see the strongest growth, driven by transit access and relative affordability.

Main risks include stricter regulation, economic slowdown affecting expat demand, or larger-than-expected landlord exits from the market.

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.

Which neighborhoods rent best in Amsterdam as of 2026?

Which neighborhoods have the highest rents in Amsterdam as of 2026?

As of early 2026, the three neighborhoods with the highest rents in Amsterdam are Grachtengordel, Jordaan, and Oud-Zuid, where 1-bedrooms often exceed 2,500 euros (2,625 USD).

These areas command premiums because of historic architecture, walkability, proximity to cultural landmarks, and extremely limited supply.

Tenants here typically include expats on corporate packages, senior professionals, and couples seeking lifestyle-focused locations.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Amsterdam.

Where do young professionals prefer to rent in Amsterdam right now?

Young professionals in Amsterdam favor De Pijp, Oud-West (near Foodhallen), and Oost (Indische Buurt), where lifestyle and transit access converge.

In these neighborhoods, they typically pay 1,600 to 2,200 euros per month (1,680-2,310 USD) for a 1-bedroom or shared 2-bedroom.

What attracts them includes trendy cafes, co-working spaces, cycling infrastructure, and quick connections to the Zuidas business district.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Amsterdam.

Where do families prefer to rent in Amsterdam right now?

Families in Amsterdam prefer Watergraafsmeer, IJburg, and Buitenveldert, where larger apartments, green spaces, and calmer streets make life easier.

In these neighborhoods, 2-3 bedroom apartments typically rent for 2,400 to 3,200 euros per month (2,520-3,360 USD).

What attracts families includes proximity to parks, playgrounds, international schools, and lower density than the historic center.

Nearby schools include the International School of Amsterdam, British School of Amsterdam, and well-regarded Dutch primaries in Watergraafsmeer and IJburg.

Which areas near transit or universities rent faster in Amsterdam in 2026?

As of early 2026, the fastest-renting areas in Amsterdam are around Station Zuid/Zuidas, Amsterdam Amstel/Science Park, and Sloterdijk, where transit and institutional demand overlap.

Properties here typically stay listed for just 10-15 days, well below the citywide average of 18-20 days.

Renters pay a 5-10% premium for transit or university proximity, roughly 100-200 euros (105-210 USD) extra per month.

Which neighborhoods are most popular with expats in Amsterdam right now?

The three Amsterdam neighborhoods most popular with expats are Oud-Zuid, De Pijp, and Rivierenbuurt, where furnished rentals and international amenities cluster.

Expats typically pay 2,000 to 3,000 euros per month (2,100-3,150 USD) for a 1-2 bedroom furnished apartment.

What attracts them includes English-speaking services, proximity to international schools, good transit, and a walkable lifestyle.

The most represented nationalities include British, American, Indian, French, and German professionals in tech, finance, or multinationals.

And if you are also an expat, you may want to read our exhaustive guide for expats in Amsterdam.

Who rents, and what do tenants want in Amsterdam right now?

What tenant profiles dominate rentals in Amsterdam?

The three tenant profiles dominating Amsterdam's rental market are young professionals (Dutch and international), expats on corporate packages, and graduate students or researchers.

Young professionals represent roughly 40% of private-sector demand, expats about 30%, and students/researchers around 20%.

Young professionals seek 1-bedrooms or shared 2-bedrooms, expats want furnished 2-bedrooms, and students prioritize studios near Science Park, VU, or UvA.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Amsterdam.

Do tenants prefer furnished or unfurnished in Amsterdam?

In Amsterdam, roughly 55% of private-sector tenants prefer unfurnished (longer-term residents), while 45% prefer furnished (mainly expats and short-term relocations).

Furnished apartments command a 10-15% premium, roughly 150-250 euros (160-265 USD) extra per month.

Expats, corporate relocations, and international students are most likely to seek furnished rentals for move-in convenience.

Which amenities increase rent the most in Amsterdam?

The five amenities that increase rent most in Amsterdam are energy-efficient upgrades, outdoor space, in-unit washer/dryer, modern kitchen, and lift with bike storage.

A good energy label adds 50-100 euros/month, outdoor space 75-150 euros, washer/dryer 50-75 euros, modern kitchen 50-100 euros, and lift plus bike storage 40-80 euros.

In our property pack covering the real estate market in Amsterdam, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Amsterdam?

The five best-ROI renovations in Amsterdam are insulation/glazing upgrades, kitchen modernization, bathroom refresh, ventilation improvements, and layout reconfiguration for an extra bedroom.

Insulation costs 5,000-15,000 euros and adds 50-100 euros/month; kitchen refresh costs 3,000-8,000 euros and adds 50-75 euros/month; bathroom costs 2,500-6,000 euros and adds 40-60 euros/month; adding a bedroom can boost rent by 300-500 euros/month.

Poor-ROI renovations include luxury finishes exceeding neighborhood norms and over-customized designs that don't affect livability.

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.

How strong is rental demand in Amsterdam as of 2026?

What's the vacancy rate for rentals in Amsterdam as of 2026?

As of early 2026, the administrative vacancy rate in Amsterdam is around 4.5%, based on roughly 21,770 empty units out of 486,767 total dwellings.

Vacancy ranges from under 2% in high-demand areas like Oud-Zuid and De Pijp to over 5% in parts of Nieuw-West and newer IJburg developments.

The current rate is near historical average, but rentable vacancy is likely below 2%, meaning most good listings attract immediate competition.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Amsterdam.

How many days do rentals stay listed in Amsterdam as of 2026?

As of early 2026, the average rental listing in Amsterdam stays on market for 15-20 days, assuming correct pricing.

Days on market range from under 10 days for well-priced 1-bedrooms in De Pijp to over 30 days for overpriced units in peripheral areas.

Compared to a year ago, listings are spending roughly the same time on market, as demand remains strong but supply keeps shrinking.

Which months have peak tenant demand in Amsterdam?

Peak tenant demand in Amsterdam occurs in August-September (students and new jobs), January-February (corporate moves), and March-April (spring churn).

Seasonal drivers include the academic calendar, corporate relocation cycles, and the Dutch preference for moving during milder weather.

Lowest demand falls in November-December and June-July, when holidays slow the market, though even slow months remain competitive.

What will my monthly costs be in Amsterdam as of 2026?

What property taxes should landlords expect in Amsterdam as of 2026?

As of early 2026, landlords in Amsterdam should expect roughly 350 euros (370 USD) per year in OZB for a property with 500,000 euros WOZ value, based on approximately 0.07% of WOZ.

Annual property taxes range from 175 euros for a 250,000-euro property to over 700 euros for a 1,000,000-euro property.

Property taxes are calculated by multiplying WOZ value by the OZB rate, set annually by Amsterdam's city council.

Please note that, in our property pack covering the real estate market in Amsterdam, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Amsterdam right now?

A realistic annual maintenance budget in Amsterdam is around 5,000 euros (5,250 USD) for a 500,000-euro property, following the 1% of value guideline.

Costs range from 2,500 euros for newer apartments to over 10,000 euros for older canal-belt properties with unpredictable issues.

Landlords typically set aside 8-12% of gross rental income for maintenance, aligning with the 1% rule for most properties.

What utilities do landlords often pay in Amsterdam right now?

The utilities landlords most commonly pay in Amsterdam are VvE service charges, shared-area electricity, and sometimes water if bundled.

VvE charges typically run 100-250 euros per month depending on building, while landlord-paid water adds roughly 15-25 euros per month.

Common practice is for tenants to pay electricity, gas, and internet directly, while landlords cover building-level costs through VvE fees.

How is rental income taxed in Amsterdam as of 2026?

As of early 2026, rental income for most individual landlords falls under Box 3, where a 7.78% deemed return is taxed at 36%, resulting in roughly 2.8% effective burden on net asset value.

Main deductions include mortgage debt (reducing net Box 3 value) and the tax-free threshold, but actual expenses like maintenance aren't deductible.

A common mistake is assuming you can deduct repair costs like business owners, but Box 3 uses deemed returns, not actual income.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Amsterdam.

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.

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
CBS - Rent Increase Table	The Netherlands' official statistics office with trusted methodology.	We used it to anchor official rent growth for Amsterdam. We also explained differences between regulated and private rental averages.
CBS - Rent Increase by Rental Type	Official national data on rent changes by market segment.	We used it to contextualize 2026 growth for regulated versus liberalized rentals. We cross-checked against portal-based asking-rent growth.
Ministry of Housing - Rent Policy 2025-2026	The Dutch government explaining landlord rules.	We used it to frame realistic 2026 rent growth for regulated segments. We explained why some homes can't be priced freely.
Pararius - Rental Report Q1 2025	Major Dutch rental platform with published quarterly methodology.	We used it as a national benchmark for private-sector rents. We triangulated our 2026 Amsterdam estimates.
Pararius - Q2 2025 Supply Update	Pararius' own data release with clear supply and price changes.	We used it to support the tight supply story driving Amsterdam rents. We justified upward-leaning January 2026 estimates.
Pararius - Amsterdam Price per Square Meter	Clear Amsterdam-specific euros-per-square-meter figure.	We used it as an Amsterdam anchor for free-sector pricing. We updated forward using recent indices.
Rent.nl - Amsterdam Rent Index Q3 2025	Transparent quarterly index focused on Amsterdam with segment breakouts.	We used it as the most Amsterdam-specific trendline close to 2026. We converted euros per square meter into monthly rents.
NVM - Rental Market Data Q1 2025	National real estate agents association with standardized statistics.	We used it to triangulate portal indices. We avoided relying on a single dataset.
VGM NL - Rental Market Figures 2025	Major Dutch property manager with widely cited figures.	We used it to ground our 2026 rent-change estimate. We cross-checked against Pararius and Rent.nl.
Amsterdam Research and Statistics	City of Amsterdam's official statistics unit.	We used it to anchor local context on housing stock and supply constraints. We tailored neighborhood discussions to Amsterdam's structure.
Dutch Government - Vacancy Law Update	Official government update on national monitoring and policy.	We used it to explain why vacancy is politically targeted. We interpreted vacancy data cautiously.
CBS - Vacancy Figures January 2025	Official register-based vacancy data with defined methodology.	We used it to approximate Amsterdam's headline vacancy rate. We translated that into market tightness for renters.
Waternet - Drinking Water Prices 2026	Local public utility with official tariffs.	We used it to estimate utility costs and pass-through rates. We kept 2026 guidance Amsterdam-specific.
ACM / Liander - Network Tariff Decision 2026	Regulator and grid operator serving the Amsterdam region.	We used it for 2026 electricity network cost expectations. We explained why utilities can rise independently of commodity prices.
Belastingdienst - Box 3 Calculation 2026	Primary source for Dutch tax calculations.	We used it to explain Box 3 mechanics for rental property. We built a simple landlord tax example.
Ministry of Finance - Box 3 Parameters 2026	Official legislative explanation of tax parameters.	We used it to cite the 2026 forfait percentage. We justified our effective tax burden estimate.
Amsterdam Afvalstoffenheffing 2026	Official legal publication of municipal rates.	We used it to estimate annual waste charges. We showed which costs are tenant-paid versus owner-paid.
Waternet - Water Authority Tax Rates 2026	Official water authority tax schedule for Amsterdam.	We used it to estimate recurring local taxes. We kept monthly costs accurate for January 2026.
Global Property Guide - Netherlands Rental Yields	Compiles asking-rent data from major portals with international comparisons.	We used it to cross-check unit-level asking rents. We validated our estimates independently.
Gemeente Amsterdam - OZB Information	Official city page explaining property tax calculations.	We used it to explain OZB methods and rate benchmarks. We provided a rule-of-thumb for landlords.
Nibud	Trusted Dutch institute for household budgeting guidance.	We used it to support the 1% maintenance budget recommendation. We validated typical landlord cost percentages.
AD - Amsterdam Vacancy Reporting	Major Dutch newspaper with CBS-backed vacancy figures.	We used it for news-based vacancy perspective. We contextualized administrative versus rentable vacancy.
Liander - Network Costs 2026	Regional grid operator with official tariff announcements.	We used it to explain expected electricity network cost increases. We showed why utility bills can rise independently.