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
Understanding rental yields in the Netherlands is essential for smart property investment decisions in 2026.
This blog post covers gross and net yields, neighborhood variations, and the costs that eat into your returns.
We constantly update this article so you always have current information.
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 4.2% in early 2026, notably lower than most European markets due to high property prices relative to rents.
- Net yields typically drop to around 2.6% after municipal taxes, maintenance, and management fees, meaning nearly 40% of gross return goes to operating costs.
- Rotterdam-Zuid neighborhoods like Charlois and Feijenoord deliver gross yields between 4.8% and 6.5%, among the highest in any major Dutch city.
- Amsterdam's prime districts like Centrum, Oud-Zuid, and Jordaan often yield only 2.5% to 3.5% gross because prices are driven by status rather than rental potential.
- Studios and compact apartments between 25 and 55 square meters consistently outperform larger units because rent per square meter drops faster than price as size increases.
- The Wet betaalbare huur rent regulation from July 2024 compresses yields in mid-rent segments, making energy-efficient properties more valuable for investors.
- Dutch landlords face box 3 taxation on rental property, and the 2026 forfait percentage can significantly reduce after-tax returns beyond operating costs.
- Municipal charges averaged above 1,000 euros per year in 2026 for OZB, waste, and sewer fees combined, according to Vereniging Eigen Huis data.
- Vacancy rates remain extremely low in transit-connected areas like Amsterdam Zuid and Utrecht Centraal, where listings often fill within days.
- The Zuidasdok infrastructure project supports rent resilience in the Zuidas area through 2026 and beyond as transit capacity expands.
What are the rental yields in the Netherlands as of 2026?
What's the average gross rental yield in the Netherlands as of 2026?
As of early 2026, the average gross rental yield across all residential property types in the Netherlands is approximately 4.2% per year.
Most Dutch rental properties fall within a gross yield range of 3.2% to 5.8%, depending on location, size, and condition.
This average is lower than many European countries because the Netherlands has structurally high property prices relative to rents, as the OECD highlights in its housing analyses.
The key factor influencing gross yields right now is the gap between purchase prices (up about 7% year-over-year per CBS) and rent growth (around 6% in the private sector), which still cannot keep pace.
What's the average net rental yield in the Netherlands as of 2026?
As of early 2026, the average net rental yield in the Netherlands, after operating costs but before income tax, is approximately 2.6% per year.
The typical gap between gross and net yields is around 1.5 to 1.6 percentage points, meaning landlords lose 35% to 40% of gross return to expenses.
The expense category most reducing yields is local municipal charges plus maintenance, as Dutch municipalities charge over 1,000 euros annually for OZB, waste, and sewer fees alone.
Net yields for most investment properties span 1.8% to 3.8%, varying by property age, energy efficiency, neighborhood, and management approach.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in the Netherlands.
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 yield is considered "good" in the Netherlands in 2026?
A gross rental yield of 4.5% to 5.5% is generally considered "good" in the Netherlands, sitting above the national average while achievable in secondary neighborhoods or with smaller units.
The threshold separating average from high-performing properties is roughly 5% gross, though yields above 6% often come with trade-offs like weaker resale liquidity or higher maintenance.
How much do yields vary by neighborhood in the Netherlands as of 2026?
As of early 2026, gross yields range from roughly 2.5% in premium districts to 6.5% in affordable areas with strong rental demand.
Highest yields are found in neighborhoods with lower prices but solid demand, such as Rotterdam-Zuid (Charlois, Feijenoord), The Hague (Laak, Transvaal), and Utrecht (Overvecht, Kanaleneiland).
Lowest yields cluster in prestigious neighborhoods where prices exceed rental justification, including Amsterdam's Centrum, Oud-Zuid, and Jordaan, Rotterdam's Kralingen, The Hague's Benoordenhout, and Utrecht's Binnenstad.
Yields vary dramatically because prices in prime areas are driven by lifestyle appeal and capital gains expectations, while rents are constrained by affordability and regulation.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Netherlands.
How much do yields vary by property type in the Netherlands as of 2026?
As of early 2026, gross yields range from about 2.5% for detached houses up to 6.2% for studios and compact apartments.
Studios and one-bedroom apartments deliver the highest yields (4.6% to 6.2%) because they command the highest rent per square meter relative to price.
Semi-detached and detached houses deliver the lowest yields (2.5% to 3.6%) because families pay a premium to buy but face limits on rent affordability.
Yields differ because rent per square meter decreases with size, but prices per square meter do not drop at the same rate, making smaller units better for yield.
By the way, you might want to read the following:
What's the typical vacancy rate in the Netherlands as of 2026?
As of early 2026, administrative vacancy for residential properties is approximately 2% to 3% nationally, varying by municipality.
Vacancy ranges from under 1% in tight urban markets to 4% to 5% in less competitive areas or where new supply was recently delivered.
The main driver is severe rental supply shortage, particularly in the private sector, where Pararius shows sharp declines in listings while demand outpaces supply.
Dutch vacancy is lower than many European averages because decades of undersupply combined with strong household formation created a structurally tight market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in the Netherlands.
What's the rent-to-price ratio in the Netherlands as of 2026?
As of early 2026, the average rent-to-price ratio in the Netherlands is approximately 4.3% per year, essentially gross yield before operating costs.
A ratio above 4.5% is considered favorable for buy-to-let investors because it provides cushion to cover expenses and deliver meaningful net return.
The Netherlands' ratio is lower than most Western European markets because property prices have historically grown faster than rents, placing it alongside Munich, Paris, and London.
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 and micro-areas in the Netherlands give the best yields as of 2026?
Where are the highest-yield areas in the Netherlands as of 2026?
As of early 2026, highest-yield neighborhoods include Rotterdam-Zuid (Charlois, Feijenoord, Afrikaanderwijk), The Hague (Laak, Transvaal), and Utrecht (Overvecht, Kanaleneiland).
These areas typically deliver gross yields of 4.8% to 6.5%, with Rotterdam-Zuid neighborhoods often at the upper end.
They share affordable purchase prices with sustained rental demand from working households, students, and young professionals who prioritize value over prestige.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in the Netherlands.
Where are the lowest-yield areas in the Netherlands as of 2026?
As of early 2026, lowest-yield neighborhoods include Amsterdam's Centrum, Oud-Zuid, and Jordaan, Rotterdam's Kralingen and Hillegersberg-Schiebroek, and The Hague's Benoordenhout and Statenkwartier.
These areas typically deliver 2.5% to 4% gross, with Amsterdam's sought-after districts at the bottom of that range.
Yields are compressed because prices are driven by status and capital appreciation expectations rather than rental income, while rents face affordability and regulatory limits.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in the Netherlands.
Which areas have the lowest vacancy in the Netherlands as of 2026?
As of early 2026, lowest-vacancy neighborhoods include Amsterdam's Zuidas and Zuid area, Utrecht's station corridor, and Eindhoven's Brainport districts around Veldhoven.
These areas experience vacancy under 2%, with transit-connected zones like Amsterdam Zuid seeing units fill within days.
Low vacancy is driven by concentration of jobs, transit access, and professional renters who prioritize commute efficiency.
The trade-off is that factors driving strong occupancy also drive high prices, compressing yields and sacrificing income return for stability.
Which areas have the most renter demand in the Netherlands right now?
Strongest renter demand is in Amsterdam's Zuid and Zuidas, Utrecht's Binnenstad and station zones, and Rotterdam's Centrum and Kop van Zuid.
Demand is driven by young professionals, expats, and dual-income couples in knowledge industries who prioritize transit and urban amenities.
In these neighborhoods, rentals typically fill within one to two weeks, with tightest areas seeing multiple inquiries within days.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in the Netherlands.
Which upcoming projects could boost rents and rental yields in the Netherlands as of 2026?
As of early 2026, top projects expected to boost rents include Zuidasdok in Amsterdam, station area densification across the Randstad, and Brainport development in Eindhoven.
Neighborhoods likely to benefit include Amsterdam's Zuidas and Zuid, Utrecht's Leidsche Rijn and station corridor, and Eindhoven's Strijp and Woensel areas.
Investors might expect rent increases of 3% to 8% above baseline in directly affected micro-areas, depending on how much new supply accompanies improved access.
You'll find our latest property market analysis about the Netherlands here.
Get fresh and reliable information about the market in the Netherlands
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What property type should I buy for renting in the Netherlands as of 2026?
Between studios and larger units in the Netherlands, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments are the better-performing unit type in terms of yield and occupancy.
Studios typically deliver 4.6% to 6.2% gross (roughly 370 to 500 euros per square meter annually, $385 to $520 USD), while larger units yield 3.2% to 4.4%.
Studios outperform because rent per square meter drops with size, but prices per square meter do not fall at the same rate.
However, larger units work better when targeting expat families with housing allowances, who sign longer leases and pay premium rents for three-bedroom units in good school districts.
What property types are in most demand in the Netherlands as of 2026?
As of early 2026, the most in-demand property type is affordable to mid-priced apartments, particularly studios and one to two bedrooms near transit and jobs.
Top three by demand: compact apartments in transit locations, energy-efficient homes with good labels, and family rentals like three-bedroom units in school-friendly areas.
Demand is driven by young professionals and couples prioritizing urban access, plus growing energy cost awareness making efficient properties more attractive.
Large detached houses underperform because the rental pool is thin, prices are high, and families who can afford such rents prefer to buy.
What unit size has the best yield per m² in the Netherlands as of 2026?
As of early 2026, the optimal size for yield per square meter is 25 to 55 square meters, covering studios and efficient one-bedrooms.
This size achieves 18 to 22 euros per square meter monthly ($19 to $23 USD), producing 4.5% to 6% yields with prices of 3,500 to 5,500 euros per square meter.
Very small micro-units face regulatory constraints limiting rents, while larger units see rent per square meter decline faster because tenants have finite budgets.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in the Netherlands as of 2026?
What are typical property taxes and recurring local fees in the Netherlands as of 2026?
As of early 2026, annual property tax and local fees for a rental apartment total approximately 1,000 euros ($1,040 USD) for OZB, waste, and sewer combined.
Additional fees include water board charges of 200 to 400 euros ($210 to $420 USD), plus VvE service charges of 100 to 300 euros monthly for apartments.
These typically represent 8% to 15% of gross rental income, higher for lower-rent properties and lower for premium rentals.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in the Netherlands.
What insurance, maintenance, and annual repair costs should landlords budget in the Netherlands right now?
Annual landlord insurance costs approximately 150 to 350 euros ($155 to $365 USD), with apartments sometimes partly covered through VvE building policy.
Recommended maintenance budget is 0.7% to 1.2% of property value, meaning 2,800 to 4,800 euros yearly ($2,900 to $5,000 USD) for a 400,000 euro apartment.
Energy-related upgrades most commonly catch landlords off guard, as older properties increasingly need insulation, windows, or heating updates.
Total combined annual cost for insurance, maintenance, and repairs should be 3,000 to 5,500 euros ($3,120 to $5,720 USD) for a standard apartment.
Which utilities do landlords typically pay, and what do they cost in the Netherlands right now?
Most Dutch rentals are tenant-paid utilities (electricity, gas, water, internet), though landlords cover utilities for furnished or all-inclusive short-stays.
If landlords cover utilities, monthly cost is 150 to 300 euros ($155 to $310 USD), consuming 5% to 15% of rent with added risk from price volatility.
What does full-service property management cost, including leasing, in the Netherlands as of 2026?
As of early 2026, property management fees are 6% to 10% of rent (plus VAT), translating to 90 to 150 euros monthly ($95 to $155 USD) for a 1,500 euro rental.
Leasing fees are typically half to one month's rent, meaning 750 to 1,500 euros ($780 to $1,560 USD) per new tenant placement.
What's a realistic vacancy buffer in the Netherlands as of 2026?
As of early 2026, landlords should set aside approximately 4% of annual rental income as vacancy buffer, even in tight markets.
Typical vacancy is two to four weeks spread across every couple of years during tenant changes, averaging to that 4% when accounting for turnover and refresh work.
Buying real estate in the Netherlands can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses in our property pack about the Netherlands, we always rely on the strongest methodology and don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Statistics Netherlands (CBS) - House Prices | CBS is the Dutch national statistics office, so it's the cleanest official baseline for prices. | We used it to anchor national purchase prices and price growth. We translated these into yield estimates combined with rent sources. |
| CBS - Vacant Property Data | Official vacancy measurement using linked administrative registers. | We used it to anchor realistic vacancy floors. We adjusted from administrative to landlord between-tenants vacancy buffer. |
| Kadaster - Property Market Dashboard | The official land registry with transaction data closest to ground truth. | We cross-checked CBS prices and verified yield math fits observed price ranges. |
| De Nederlandsche Bank (DNB) - Housing Market | Central bank housing view designed for macro-level accuracy. | We set the early 2026 context on price direction and market tightness to avoid outdated price regimes. |
| NVM - Rental Market Update | National real estate agents association with large, consistent dataset. | We used it as core rent-per-square-meter benchmark. We triangulated with Pararius to avoid single-source reliance. |
| NVM - Buy Market Analysis | Primary publication with definitions, coverage, and quarterly reporting. | We cross-checked transaction prices and market composition. We informed how yields differ by property type. |
| Pararius - Rental Market Press Releases | Major Dutch rental platform publishing repeatable, data-based updates. | We captured tightness signals like shrinking supply and rising rents. We supported neighborhood-level yield patterns. |
| Volkshuisvesting Nederland - Rent Regulation | Official government housing site explaining law implementation. | We explained why yields differ between regulated and free segments in 2026. |
| Rijksoverheid - Wet betaalbare huur | Dutch government's official announcement of the law and effective date. | We anchored the regulatory timeline shaping 2026 rent growth and investor behavior. |
| Ministry of Finance - Box 3 Parameters 2026 | Official fiscal documentation for Dutch tax parameters. | We grounded tax drag for private landlords and explained after-tax yield differences. |
| Vereniging Eigen Huis - Municipal Charges | Largest homeowners' association with transparent annual charge sampling. | We estimated 2026 local taxes (OZB, waste, sewer) as nationwide anchor. |
| OECD - Netherlands Country Report | International organization with standardized housing metrics. | We validated the Netherlands remains a high price-to-rent market and kept yield thresholds realistic. |
| Zuidasdok - Project Updates | Official site for one of the Netherlands' biggest transit redevelopments. | We used it as example of projects tightening local demand and supporting rent resilience. |
| GVB - Zuidasdok Info | Amsterdam's public transport operator with commuter-relevant updates. | We supported infrastructure-driven demand logic and showed project timelines are real. |
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