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Rotterdam, Utrecht, and The Hague lead rental demand growth in the Netherlands this year, with Rotterdam showing the strongest increases compared to 2024.
The Dutch rental market remains extremely tight across all major cities, with supply dropping 35.5% in Q1 2025 while demand continues to surge from both domestic and international tenants seeking quality housing in prime locations.
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Rotterdam leads rental demand growth in 2025, followed by Utrecht and The Hague, while Amsterdam maintains high demand from an already elevated baseline.
All major Dutch cities face severe rental shortages, with over 60% of properties renting within one month and application-to-listing ratios reaching dozens per property in popular price segments.
| City | YoY Rental Price Change | Average Rent (1-bed, city center) | Vacancy Rate Status | Time to Rent |
|---|---|---|---|---|
| Rotterdam | +5.9% | €1,600 | Extremely Low | Under 1 month |
| Utrecht | +5.8% | €1,700 | Extremely Low | Under 1 month |
| Amsterdam | +5.2% | €2,200 | Extremely Low | Under 1 month |
| The Hague | +5.4% | €1,500 | Very Low | Under 1 month |
| Eindhoven | +4.5% | €1,350 | Low | 1-2 months |
Which Dutch cities show the strongest rental demand growth this year?
Rotterdam leads rental demand growth in the Netherlands for 2025, showing the largest year-on-year increase among all major Dutch cities.
Utrecht and The Hague follow Rotterdam closely, with both cities experiencing significant demand increases compared to 2024 levels. These three cities consistently outpace other major urban areas in terms of rental market activity.
Amsterdam maintains extremely high rental demand but shows relatively lower growth percentages because the market was already operating at peak capacity in 2024. The city's rental market remains saturated with intense competition among tenants.
Regional differences persist across the Netherlands, with secondary cities like Eindhoven and Groningen also experiencing solid demand growth, though not matching the pace of the four largest metropolitan areas.
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How many new rental listings entered the market in each major Dutch city this year?
The number of private sector rental homes available to new tenants dropped by 35.5% in Q1 2025 compared to the same period in 2024 across all major Dutch cities.
Amsterdam, Utrecht, Rotterdam, and The Hague all experienced significant reductions in new rental listings entering the market throughout 2025. This supply shortage affects every price segment but hits mid-range properties particularly hard.
The decline in new listings reflects both regulatory changes introduced in 2025 and landlords holding properties longer due to strong rental yields. Many property owners are reluctant to list rentals in the current tight market conditions.
Secondary cities like Eindhoven, Groningen, and Tilburg show similar patterns of reduced supply, though the percentage decreases are slightly less severe than in the four major metropolitan areas.
Which cities have the lowest vacancy rates in the rental market?
Amsterdam, Utrecht, and Rotterdam maintain the lowest average rental vacancy rates in the Netherlands as of September 2025.
These three cities report properties being rented within days of listing, especially affordable units in city centers. Vacancy rates approach zero for properties priced under €1,500 per month in desirable neighborhoods.
The Hague follows closely with extremely low vacancy rates, particularly in government districts and areas near international organizations. Eindhoven shows slightly higher vacancy rates but still maintains very tight market conditions.
Even properties requiring minor renovations rent quickly in these markets, demonstrating the severe supply-demand imbalance affecting the Dutch rental sector in 2025.
How much have rental prices changed year-on-year in major Dutch cities?
Rotterdam shows the highest year-on-year rental price increase at 5.9%, with average one-bedroom city center rents reaching €1,600 in 2025.
| City | YoY Price Change (%) | Avg. Rent 1-bed City Center (€) | Market Segment |
|---|---|---|---|
| Rotterdam | +5.9% | 1,600 | Premium Growth |
| Utrecht | +5.8% | 1,700 | Premium Growth |
| The Hague | +5.4% | 1,500 | Strong Growth |
| Amsterdam | +5.2% | 2,200 | Steady Growth |
| Eindhoven | +4.5% | 1,350 | Moderate Growth |
| Groningen | +4.2% | 1,200 | Moderate Growth |
| Tilburg | +3.8% | 1,100 | Stable Growth |
Which cities show the fastest rental price growth in 2025?
Rotterdam and Utrecht stand out for their rapid rent increases, outpacing Amsterdam and The Hague in percentage growth during 2025.
National rental prices rose an average of 9.6% year-on-year in Q1 2025, with Rotterdam and Utrecht exceeding this benchmark. These cities benefit from strong economic growth and limited new housing supply.
Amsterdam's growth rate remains more moderate at 5.2% due to regulatory pressures and market saturation, though absolute rent levels remain the highest in the country. The city's rental market faces increasing government scrutiny regarding affordability.
Secondary cities like Maastricht, Breda, and Nijmegen also show accelerating price growth as renters seek alternatives to the most expensive metropolitan areas.
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Where are tenant application-to-listing ratios highest across the Netherlands?
Application-to-listing ratios reach their highest levels in Amsterdam, Utrecht, and Rotterdam, where individual properties receive dozens of applications.
The €1,000-€1,500 monthly rent segment generates the most competition, with some listings receiving over 50 applications within 48 hours of posting. Properties in this price range attract both young professionals and students.
Central neighborhoods in these cities see particularly intense competition, with landlords often selecting tenants within hours of viewings. Many properties rent before scheduled viewing appointments can take place.
The Hague and Eindhoven show similarly high application ratios, though slightly less extreme than the top three cities. Even secondary markets like Groningen report multiple applications per listing becoming the standard practice.
Which Dutch cities experience the strongest population growth driving rental demand?
Amsterdam, Rotterdam, and Utrecht continue attracting the highest levels of domestic and international migration, directly fueling rental demand in 2025.
These cities benefit from strong job markets, international company headquarters, and university populations that create sustained housing demand. The tech sector expansion in these areas particularly drives demand for quality rental properties.
Migration patterns show professionals moving from other European countries specifically target these three metropolitan areas, creating additional pressure on rental markets. Expat communities concentrate in these cities due to employment opportunities and international amenities.
Secondary cities like Eindhoven and Delft also show significant population growth related to technology and education sectors, though at lower absolute numbers than the major metropolitan areas.
How do student enrollments in university cities affect rental demand?
University cities like Groningen, Leiden, and Delft experience intensified rental demand due to increased student enrollments in 2025.
Student room rents show dramatic increases, with Nijmegen recording +24.3% year-on-year growth and Leiden seeing +16.4% increases in Q2 2025. These cities face particular challenges balancing student housing with regular rental markets.
Delft's proximity to TU Delft creates extreme competition for rental properties, with students competing directly against young professionals for the same housing stock. The city's limited size exacerbates supply constraints.
Groningen's large student population puts continuous pressure on rental availability, while Leiden benefits from its historic appeal but struggles with housing supply limitations in the city center.
It's something we develop in our Netherlands property pack.
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 percentage of rental properties rent within one month of listing?
Over 60% of rental properties in Amsterdam, Utrecht, and Rotterdam rent within one month of listing in 2025.
Many segments report even shorter turnaround times, with popular properties in desirable neighborhoods renting within days. Properties priced competitively for their location typically receive multiple offers within the first week.
The Hague and Eindhoven show similar patterns, with approximately 55% of properties renting within 30 days. Even properties requiring minor improvements find tenants quickly in the current market conditions.
Secondary cities like Tilburg and Breda report slightly longer rental periods but still see most properties occupied within 6-8 weeks, significantly faster than historical averages.
Which cities have the tightest supply of affordable rental housing?
Central Amsterdam, Utrecht, and Rotterdam show the tightest supply for rental housing under €1,000 per month in 2025.
Demand for affordable rental segments far exceeds available supply, with vacancy rates approaching zero for properties in this price range. Many affordable units receive applications before being officially listed on rental platforms.
The €800-€1,000 monthly rent segment particularly suffers from severe shortages, affecting students, young professionals, and lower-income households across all major Dutch cities.
Government housing policies introduced in 2025 aim to address this shortage, but immediate relief remains limited as new construction timelines extend well into 2026-2027.
How do 2025 government policies affect rental demand in different cities?
New rent control and regulation measures introduced in 2025 create unintended consequences by reducing private rental listings, especially in mid-market segments.
Landlords in Amsterdam, Rotterdam, and Utrecht increasingly hold properties longer or convert to alternative uses rather than navigate complex new regulatory requirements. This reduction in supply pushes remaining rental prices higher in unregulated segments.
The Hague sees particular policy impacts due to its role as the seat of government, with additional regulations affecting diplomatic and international organization housing. These policies create market distortions that benefit neither landlords nor tenants.
Smaller cities experience less direct policy impact but face spillover effects as demand shifts from highly regulated major cities to markets with more flexible rental conditions.
It's something we develop in our Netherlands property pack.
Which Dutch cities attract the strongest international tenant demand?
Amsterdam remains the most sought-after destination for expats and international tenants in 2025, maintaining its position as the Netherlands' primary international hub.
Rotterdam, The Hague, and Utrecht show increasingly strong foreign renter demand due to international company offices, diplomatic missions, and prestigious universities. These cities benefit from English-speaking work environments and international communities.
The Hague particularly attracts international legal professionals and diplomatic staff, creating consistent demand for higher-end rental properties. The city's international schools and organizations support sustained expat rental demand.
Eindhoven and Delft also see growing international interest, primarily from technology sector workers and international students, though at lower volumes than the four major metropolitan areas.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Dutch rental market in 2025 presents both opportunities and challenges for property investors and renters alike.
Understanding these city-specific trends helps make informed decisions about where to invest or rent in the Netherlands' competitive housing market.
Sources
- Cushman & Wakefield Netherlands Market Outlook 2025
- Global Property Guide Netherlands Price History
- The Nedlon Dutch Rental Market Guide 2025
- Pararius Rental Report Q1 2025
- Expat Republic Average Rent Prices 2025
- Dutch Review Rental Market Analysis 2025
- Rent Hunter Netherlands Apartment Guide 2025
- HousingAnywhere Quarterly Rent Report