Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Thinking about buying a rental property in the Netherlands as a foreigner can feel overwhelming, especially with the country's evolving rent regulations and tenant protections.
This guide breaks down everything you need to know about rental yields, legal requirements, vacancy rates, and which neighborhoods actually perform best in 2026.
We keep this article constantly updated so you always have the freshest data and insights available.
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 the Netherlands.
Insights
- The average gross rental yield in the Netherlands sits around 4.5% in early 2026, but net yields typically drop to 2.5% to 3.5% once you factor in property management, maintenance reserves, and VvE charges.
- Dutch rent regulation now caps annual increases at 6.1% for mid-sector rentals and 4.4% for free-sector rentals from January 2026, which limits your ability to grow income quickly.
- Indefinite lease contracts became the legal default in the Netherlands from July 2024, meaning landlords can no longer easily use fixed-term leases to rotate tenants.
- Amsterdam's short-term rental cap drops to just 15 nights per year in certain areas from April 2026, making "buy-to-Airbnb" strategies nearly impossible in the capital.
- The Netherlands has one of the lowest vacancy rates in Europe, so landlords can realistically budget for only 0.5 to 1 month of vacancy per year in most cities.
- A typical apartment in the Netherlands costs around 350 to 650 euros per month to hold (excluding mortgage), with VvE service charges often being the biggest silent expense.
- Properties scoring below 186 WWS points fall into the regulated mid-sector in 2026, which means your starting rent is capped regardless of what the market would otherwise pay.
- Furnished rentals in expat-heavy cities like Amsterdam, The Hague, and Eindhoven rent up to 30% faster than unfurnished units because international tenants want move-in-ready homes.
- Rotterdam neighborhoods like Delfshaven and parts of Rotterdam-Zuid can yield 5% or more gross, but tenant screening becomes more important in these areas.
- Energy labels now directly impact how much rent you can legally charge in the Netherlands, as the modernized WWS points system rewards better insulation and efficiency.
Can I legally rent out a property in the Netherlands as a foreigner right now?
Can a foreigner own-and-rent a residential property in the Netherlands in 2026?
As of early 2026, foreigners can legally buy, own, and rent out residential property in the Netherlands without any nationality-based restrictions on ownership.
Most foreign investors hold Dutch rental property either in their personal name or through a Dutch B.V. (private limited company), with the choice depending mainly on your tax situation and investment scale.
The real constraint for foreign landlords in the Netherlands is not ownership itself but rather the extensive rent regulation system, which can cap both your starting rent and your annual increases depending on the property's quality score.
If you're not a local, you might want to read our guide to foreign property ownership in the Netherlands.
Do I need residency to rent out in the Netherlands right now?
You do not need Dutch residency to rent out a property in the Netherlands, and many foreign owners successfully manage rentals while living abroad.
However, if you own Dutch real estate and earn rental income, you will typically need to register with the Dutch tax authorities and may need a BSN (citizen service number) or RSIN (tax identification number) to file properly.
A Dutch or European euro bank account is not strictly required since you can receive SEPA transfers anywhere in Europe, but many landlords find a local account makes rent collection and automated direct debits much smoother.
Managing a rental property in the Netherlands entirely from abroad is practical and common, though most non-resident landlords hire a local property manager to handle viewings, key handovers, inspections, and emergency repairs.
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What rental strategy makes the most money in the Netherlands in 2026?
Is long-term renting more profitable than short-term in the Netherlands in 2026?
As of early 2026, long-term renting is generally the more realistic and reliable strategy for most foreign investors in the Netherlands because of strong tenant protections, rent caps, and strict short-term rental regulations in major cities.
A well-managed long-term rental in Amsterdam might generate around 22,000 to 26,000 euros per year (roughly 23,000 to 27,000 USD), while a comparable short-term rental could theoretically gross 30,000 to 40,000 euros but only if you can legally operate it full-time, which is usually not possible.
Short-term renting can outperform long-term renting financially in tourist-heavy locations like Amsterdam's canal belt or coastal towns, but only for properties that qualify under strict permit rules and night limits, which typically means primary residences rather than investment properties.
What's the average gross rental yield in the Netherlands in 2026?
As of early 2026, the average gross rental yield for residential properties in the Netherlands is approximately 4.5%, calculated by dividing annual rent by purchase price.
The realistic gross yield range across the Netherlands spans from about 3.5% in expensive Amsterdam neighborhoods to 5.5% or more in certain parts of Rotterdam, The Hague, or Groningen where prices are lower relative to rents.
Studios and small one-bedroom apartments typically achieve the highest gross rental yields in the Netherlands because the rent per square meter is higher for compact units, though the WWS points system may cap your rent if the property scores below certain thresholds.
By the way, we have much more granular data about rental yields in our property pack about the Netherlands.
What's the realistic net rental yield after costs in the Netherlands in 2026?
As of early 2026, the realistic net rental yield before financing and personal taxes for residential properties in the Netherlands is approximately 2.5% to 3.5%.
Most Dutch landlords experience net yields somewhere between 2% on the low end (expensive properties, high management costs) and 4% on the high end (efficient operations, lower-cost areas), with 3% being a solid planning number for typical situations.
The three main cost categories that eat into your gross yield in the Netherlands are property management fees (typically 7% to 10% of rent if you are abroad), VvE service charges for apartments (which can run 150 to 300 euros monthly), and maintenance reserves (usually budgeted at around 1% of property value per year).
You might want to check our latest analysis about gross and net rental yields in the Netherlands.
What monthly rent can I get in the Netherlands in 2026?
As of early 2026, typical monthly rents in the Netherlands range from around 700 to 1,050 euros for a studio (730 to 1,100 USD), 1,050 to 1,450 euros for a one-bedroom (1,100 to 1,500 USD), and 1,400 to 2,100 euros for a two-bedroom (1,450 to 2,200 USD).
A decent studio in a non-prime Dutch city might rent for 700 to 900 euros per month (730 to 940 USD), while the same studio in central Amsterdam or Utrecht could command 950 to 1,200 euros (990 to 1,250 USD).
A typical one-bedroom apartment in mid-range Dutch cities rents for around 1,100 to 1,300 euros monthly (1,150 to 1,350 USD), with Randstad locations pushing toward 1,400 to 1,600 euros (1,460 to 1,670 USD).
A standard two-bedroom apartment in the Netherlands typically rents between 1,400 and 1,800 euros per month (1,460 to 1,880 USD), though premium Amsterdam or Utrecht locations can reach 2,000 to 2,500 euros (2,090 to 2,610 USD).
If you want to know more about this topic, you can read our guide about rents and rental incomes in the Netherlands.
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 the Netherlands in 2026?
What's the total "all-in" monthly cost to hold a rental in the Netherlands in 2026?
As of early 2026, the total monthly cost to hold a typical rental property in the Netherlands (excluding mortgage payments) ranges from approximately 250 to 650 euros (260 to 680 USD), depending on property type and management setup.
For apartments in VvE buildings, expect monthly holding costs between 350 and 650 euros (365 to 680 USD), while single-family houses typically cost 250 to 550 euros monthly (260 to 575 USD) because they have no VvE charges.
The single largest contributor to monthly holding costs in the Netherlands is often the VvE service charge for apartment owners, which covers building maintenance, insurance, and reserve funds and can easily run 150 to 300 euros per month in well-managed buildings.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in the Netherlands.
What's the typical vacancy rate in the Netherlands in 2026?
As of early 2026, the typical vacancy rate for rental properties in the Netherlands is very low by international standards, generally between 4% and 8% of the year for well-priced units.
Landlords in the Netherlands should realistically budget for about 0.5 to 1 month of vacancy per year because the rental market remains structurally tight, with demand consistently outpacing supply in most urban areas.
The main factor that causes vacancy rates to vary across Dutch neighborhoods is the match between property pricing and local tenant purchasing power, since overpriced units in any area will sit empty while fairly priced ones get snapped up quickly.
The highest tenant turnover in the Netherlands typically occurs in summer (July and August) when students move and expat work contracts often start or end, creating a brief window of higher vacancy risk during this period.
We have a whole part covering the best rental strategies in our pack about buying a property in the Netherlands.
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Where do rentals perform best in the Netherlands in 2026?
Which neighborhoods have the highest long-term demand in the Netherlands in 2026?
As of early 2026, the neighborhoods with the highest overall long-term rental demand in the Netherlands are De Pijp and Oud-West in Amsterdam, Wittevrouwen in Utrecht, and Kralingen in Rotterdam, all combining strong job access, transit links, and desirable amenities.
Families looking for long-term rentals in the Netherlands tend to concentrate in Watergraafsmeer and IJburg in Amsterdam, Leidsche Rijn in Utrecht, and Hillegersberg in Rotterdam, where they find larger homes, good schools, and green spaces.
Student rental demand in the Netherlands is strongest in Groningen's Binnenstad and Oosterpoort neighborhoods, Delft's city center near TU Delft, Leiden's Binnenstad, and Utrecht's Pijlsweerd area within cycling distance of universities.
Expats and international professionals in the Netherlands cluster heavily in Amsterdam-Zuid and Amstelveen, The Hague's Statenkwartier and Archipelbuurt near international institutions, and Eindhoven's Strijp-S district driven by tech employer demand.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Netherlands.
Which neighborhoods have the best yield in the Netherlands in 2026?
As of early 2026, the neighborhoods with the best rental yields in the Netherlands include Amsterdam Noord, Rotterdam's Delfshaven district, and parts of The Hague's Laak neighborhood, where purchase prices are lower relative to achievable rents.
The estimated gross rental yield range for these top-yielding Dutch neighborhoods is approximately 5% to 6%, compared to 3% to 4% in the most expensive prestige areas like Amsterdam's Canal Belt or Oud-Zuid.
The main characteristic that allows these neighborhoods to achieve higher yields is that property prices have not caught up to rental demand from working-class tenants and young professionals, creating a favorable rent-to-price ratio that wealthier areas lack.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in the Netherlands.
Where do tenants pay the highest rents in the Netherlands in 2026?
As of early 2026, the neighborhoods where tenants pay the highest rents in the Netherlands are Amsterdam's Canal Belt (Grachtengordel), De Pijp, and Oud-Zuid, followed by Utrecht's Wittevrouwen and The Hague's Statenkwartier.
A standard two-bedroom apartment in these premium Dutch neighborhoods typically rents for 2,200 to 3,500 euros per month (2,300 to 3,650 USD), with the most desirable canal-side Amsterdam properties reaching even higher.
These neighborhoods command the highest rents in the Netherlands because they combine historic architecture, walkable access to cultural amenities and top restaurants, excellent public transit, and a prestige factor that attracts high-earning tenants willing to pay a premium.
The typical tenant profile in these highest-rent Dutch neighborhoods includes senior expat professionals on corporate relocation packages, dual-income couples working in finance or tech, and international entrepreneurs who prioritize location and lifestyle over cost.
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 the Netherlands in 2026?
What features increase rent the most in the Netherlands in 2026?
As of early 2026, the top three property features that increase monthly rent the most in the Netherlands are a high energy label (A or B rating), private outdoor space (balcony, terrace, or garden), and a dedicated second room that can serve as a home office.
A high energy label (A or better) can add roughly 10% to 15% to your achievable rent in the Netherlands because it directly increases your WWS points under the new system, allowing you to legally charge more while also attracting eco-conscious tenants.
One commonly overrated feature in the Netherlands is luxury kitchen appliances like wine coolers or built-in espresso machines, which landlords often invest in but tenants rarely pay meaningful premiums for compared to basics like good storage and a functional layout.
One affordable upgrade that provides a strong return on investment for Dutch landlords is installing a heat pump or improving insulation, since these boost your energy label and WWS points while also making the property more attractive to tenants facing high energy costs.
Do furnished rentals rent faster in the Netherlands in 2026?
As of early 2026, furnished apartments in the Netherlands typically rent about 2 to 4 weeks faster than unfurnished equivalents, with the biggest time savings in expat-heavy cities like Amsterdam, The Hague, and Eindhoven where international tenants want immediate move-in.
Furnished rentals in the Netherlands command a rent premium of roughly 10% to 20% over unfurnished units, though landlords must weigh this against higher upfront investment, faster wear-and-tear, and the need to replace furniture periodically.
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How regulated is long-term renting in the Netherlands right now?
Can I freely set rent prices in the Netherlands right now?
In the Netherlands in early 2026, your freedom to set initial rent depends entirely on your property's WWS points score: if it falls below 186 points, you are in the regulated social or mid-sector and must charge below the corresponding threshold (currently around 880 euros for social and 1,158 euros for mid-sector monthly).
Once a tenant is in place in the Netherlands, annual rent increases are capped by law, with mid-sector rentals limited to 6.1% and free-sector rentals limited to 4.4% as of January 2026, meaning landlords cannot simply raise rent to market levels during a tenancy.
What's the standard lease length in the Netherlands right now?
Since July 2024, the standard lease in the Netherlands is an indefinite (permanent) contract, meaning fixed-term leases are only allowed for specific situations like temporary student housing or diplomatic staff, and most regular tenants receive open-ended tenancy rights.
The maximum security deposit a landlord can legally require in the Netherlands is generally two months' rent (roughly 2,000 to 3,000 euros or 2,100 to 3,130 USD for a typical apartment), though many municipalities expect landlords to stay within "reasonable" limits as part of good-landlordship practices.
When returning the security deposit in the Netherlands, landlords must refund the full amount within a reasonable timeframe after the tenancy ends (typically within a few weeks), minus only documented costs for damage 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 the Netherlands in 2026?
Is Airbnb legal in the Netherlands right now?
Airbnb-style short-term rentals are legal in the Netherlands but heavily regulated at the municipal level, meaning the rules vary significantly by city and you must verify local requirements before listing any property.
In Amsterdam, for example, you need to register your property and obtain a permit for vacation rental (vakantieverhuur vergunning), with the application process involving proof that it is your primary residence and compliance with safety requirements.
Amsterdam currently limits short-term rentals to 30 nights per year for most areas, and from April 2026 certain neighborhoods will face an even stricter 15-night annual cap, making "buy-to-Airbnb" strategies essentially impossible in the capital.
The most common penalty for operating an unlicensed or non-compliant short-term rental in Dutch cities like Amsterdam is a fine that can reach 20,000 euros or more, plus potential legal orders to cease operations and restore the property to residential use.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in the Netherlands.
What's the average short-term occupancy in the Netherlands in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in the Netherlands ranges from about 55% to 70% in top tourist destinations like Amsterdam, with smaller cities and less touristic areas seeing significantly lower rates.
The realistic occupancy range for most Dutch short-term rentals spans from around 40% in secondary markets to 65% or higher in prime Amsterdam locations, with your specific result depending heavily on pricing, reviews, and exact location.
The highest occupancy rates for short-term rentals in the Netherlands occur during spring (April and May when tulips bloom), summer holidays (July and August), and the Christmas/New Year period, when Amsterdam and other cities see strong international visitor demand.
The lowest occupancy rates typically hit in January through early March and November, when tourism drops off, weather is poor, and business travel slows, leaving many short-term rentals struggling to fill more than half their available nights.
Finally, please note that you can find much more granular data about this topic in our property pack about the Netherlands.
What's the average nightly rate in the Netherlands in 2026?
As of early 2026, the average nightly rate for short-term rentals in Amsterdam is approximately 243 euros (around 282 USD), with other Dutch cities typically commanding lower rates in the 80 to 150 euro range.
The realistic nightly rate range for most short-term rentals in the Netherlands spans from about 70 euros for budget listings in secondary cities to 350 euros or more (roughly 80 to 400 USD) for premium Amsterdam apartments with canal views.
The typical nightly rate difference between peak season and off-season in the Netherlands is around 30% to 50%, meaning an Amsterdam listing charging 250 euros in summer might drop to 150 to 175 euros (roughly 290 to 205 USD versus 175 to 200 USD) in the low season.
Is short-term rental supply saturated in the Netherlands in 2026?
As of early 2026, the short-term rental market in Amsterdam is mature and highly competitive, with thousands of active listings and regulatory tightening signaling that authorities consider supply excessive relative to housing needs.
The trend in active short-term rental listings in Amsterdam has been constrained or slightly declining due to stricter enforcement and lower night caps, while some smaller Dutch cities still see modest growth as hosts look for less regulated markets.
The most oversaturated neighborhoods for short-term rentals in the Netherlands are Amsterdam's Centrum, De Pijp, and Jordaan, where high listing density, strict regulations, and strong competition make it difficult for new hosts to stand out.
Neighborhoods that still have room for new short-term rental supply in the Netherlands include areas in Rotterdam, The Hague, and Eindhoven where tourism is growing but STR density remains lower, though landlords should verify local rules before investing.
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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 the Netherlands, 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 |
|---|---|---|
| Statistics Netherlands (CBS) | Official Dutch statistics office publishing verified housing data. | We used CBS data to anchor national purchase price levels and housing market indicators. We cross-checked our yield calculations against their transaction price tables. |
| Rijksoverheid (Dutch Government) | Official government source for laws and policy announcements. | We used Rijksoverheid to confirm rent regulation rules and annual increase caps. We translated their policy guidance into practical landlord implications. |
| Huurcommissie (Rent Tribunal) | Official body that enforces rent rules and resolves disputes. | We used Huurcommissie for exact 2026 rent thresholds and WWS point cutoffs. We relied on their definitions to explain social, mid, and free sector rules. |
| Volkshuisvesting Nederland | Government housing policy site with practical guidance. | We used their explanations of the Affordable Rent Act and lease regulations. We ensured our guidance matched their official framing. |
| Pararius | Major Dutch rental platform publishing regular market reports. | We used Pararius data to anchor asking rents and market tightness indicators. We converted their rent-per-square-meter figures into unit-type estimates. |
| AirDNA | Leading short-term rental analytics platform with consistent KPIs. | We used AirDNA for Amsterdam occupancy rates and nightly rate benchmarks. We generalized their data carefully for other Dutch cities. |
| City of Amsterdam (Amsterdam.nl) | Municipal authority that sets and enforces local STR rules. | We used Amsterdam's official pages for permit requirements and night caps. We tracked their 2026 policy changes for accurate regulatory guidance. |
| Amsterdam Research and Statistics (O&S) | City's official research office using administrative data. | We used their STR studies to understand supply trends and policy context. We treated their research as authoritative ground truth. |
| European Central Bank (ECB) | Central bank providing official EUR/USD exchange rates. | We used ECB rates to convert USD-denominated data into euros. We rounded converted figures for readability while staying accurate. |
| OECD Housing Database | International organization harmonizing housing metrics across countries. | We used OECD data to show the Netherlands has low vacancy by international standards. We translated this into practical landlord vacancy expectations. |
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.