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
If you want to buy a property in the Randstad region and rent it out, you are probably wondering what yields you can expect, what tenants want, and how tightly regulated the market really is.
This blog post answers all of those questions with fresh data from early 2026, covering Amsterdam, Rotterdam, The Hague, and Utrecht.
We constantly update this article to reflect the latest rental market conditions and regulatory changes in the Randstad.
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 Randstad.
Insights
- Amsterdam rents in early 2026 average around 29 euros per square meter, which means a typical 55 square meter one-bedroom apartment commands roughly 1,580 euros per month before utilities.
- Randstad landlords should budget for only 2 to 4 weeks of vacancy per year because the rental market remains extremely tight with properties letting within days of listing.
- Short-term rental hosts in Amsterdam face strict 30-night annual caps and registration requirements, making "buy purely for Airbnb" strategies largely impractical for non-resident investors.
- Rotterdam often delivers the strongest gross yields among major Randstad cities because purchase prices are lower while rents per square meter still reach around 22 euros.
- Furnished apartments in the Randstad command rent premiums of 10 to 20 percent over unfurnished units, and they rent faster due to high expat demand.
- Net rental yields in the Randstad typically land between 2.3 and 3.8 percent for long-term rentals after accounting for management fees, maintenance reserves, and Dutch property levies.
- Utrecht requires short-term rental hosts to register and limits private holiday rentals to 60 nights per year, favoring primary-residence hosts over pure investors.
- Energy efficiency labels have become a major rent driver in the Randstad because Dutch tenants are highly sensitive to utility costs after years of elevated energy prices.
Can I legally rent out a property in Randstad as a foreigner right now?
Can a foreigner own-and-rent a residential property in Randstad in 2026?
As of early 2026, foreigners including non-residents can legally buy residential property in the Randstad and rent it out without facing nationality-based restrictions.
The most common ownership structure for foreign landlords is direct personal ownership, though some investors use a Dutch BV (private limited company) when holding multiple properties or seeking liability protection.
The main limitation foreigners face is not about ownership itself but about the tight regulations once you start renting, especially if you want to do short-term rentals where Amsterdam, Rotterdam, The Hague, and Utrecht each impose their own permit and cap requirements.
If you're not a local, you might want to read our guide to foreign property ownership in Randstad.
Do I need residency to rent out in Randstad right now?
You do not need Dutch residency to be a landlord in the Randstad, and many foreign investors successfully own rental properties while living abroad.
However, you will need a Dutch tax identification number (BSN or RSIN for companies) to properly declare your rental income and property wealth to the Belastingdienst.
A Dutch bank account is not legally required since tenants can pay to any EU or EEA IBAN, but having a local account makes collecting rent, paying HOA fees, and working with property managers much smoother.
Managing a Randstad rental remotely is entirely feasible for long-term tenancies using a local property manager, though short-term rental rules in most Randstad cities favor primary-residence hosts which can block pure investor STR models.
Thinking of buying real estate in Randstad?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
What rental strategy makes the most money in Randstad in 2026?
Is long-term renting more profitable than short-term in Randstad in 2026?
As of early 2026, long-term renting is typically the safer and more predictable strategy in the Randstad because short-term rental regulations severely limit how many nights you can actually rent out.
A well-managed long-term rental in Amsterdam might generate around 19,000 euros per year (roughly 20,000 USD) for a one-bedroom, while a fully compliant short-term rental could theoretically earn 25,000 to 30,000 euros gross, but only if you can legally operate it without hitting the 30-night cap.
Short-term renting tends to outperform financially only in specific situations: properties in prime tourist locations where you can legally host, or in cities like Rotterdam where caps are less restrictive and tourist demand is growing.
What's the average gross rental yield in Randstad in 2026?
As of early 2026, the average gross rental yield for residential properties in the Randstad sits between 3.5 and 5.0 percent for long-term rentals, with Amsterdam at the lower end and Rotterdam or outer Randstad areas at the higher end.
The realistic range spans from around 3.0 percent in prime Amsterdam canal neighborhoods to about 5.5 percent in improving areas of Rotterdam or The Hague where purchase prices have not yet caught up with rents.
Smaller units like studios and one-bedroom apartments typically achieve the highest gross yields in the Randstad because they command strong per-square-meter rents while keeping purchase prices more accessible.
By the way, we have much more granular data about rental yields in our property pack about Randstad.
What's the realistic net rental yield after costs in Randstad in 2026?
As of early 2026, net rental yields in the Randstad typically fall between 2.3 and 3.8 percent for long-term rentals after all operating costs, taxes, and realistic vacancy are deducted.
Most Randstad landlords experience net yields in a range from about 2.0 percent in expensive Amsterdam neighborhoods to around 4.0 percent in higher-yielding Rotterdam or The Hague pockets.
The three biggest cost categories eating into your gross yield in the Randstad are property management fees (6 to 10 percent of rent), mandatory HOA contributions which can reach 350 euros monthly in older buildings with elevators, and the annual Dutch property tax plus water board levies which together run 1,000 to 2,500 euros per year.
You might want to check our latest analysis about gross and net rental yields in Randstad.
What monthly rent can I get in Randstad in 2026?
As of early 2026, typical monthly rents in the Randstad range from around 800 euros (850 USD) for a studio to 1,600 euros (1,700 USD) for a one-bedroom and 2,150 euros (2,300 USD) for a two-bedroom in Amsterdam, with Rotterdam, The Hague, and Utrecht running 15 to 25 percent lower.
A decent studio in the Randstad rents for between 750 and 1,000 euros per month (800 to 1,060 USD), with Amsterdam at the top of that range and cities like The Hague closer to the bottom.
A typical one-bedroom apartment in the Randstad commands between 1,200 and 1,600 euros monthly (1,270 to 1,700 USD), depending heavily on whether you are in central Amsterdam or in Rotterdam or Utrecht.
A standard two-bedroom apartment rents for 1,600 to 2,150 euros per month (1,700 to 2,280 USD) across the Randstad, with Amsterdam's prime neighborhoods pushing toward the higher end.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Randstad.
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 Randstad in 2026?
What's the total "all-in" monthly cost to hold a rental in Randstad in 2026?
As of early 2026, the total monthly cost to hold a typical rental property in the Randstad runs between 400 and 900 euros (425 to 955 USD) excluding mortgage payments, depending on property size, building age, and whether you use professional management.
The realistic range spans from around 300 euros monthly for a small apartment with low HOA fees to over 1,000 euros for a larger unit in an older building with high service charges and full property management.
The single largest cost contributor for most Randstad landlords is the HOA fee (VvE bijdrage), which can reach 150 to 350 euros monthly and covers building insurance, maintenance reserves, and shared services like elevators or gardens.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Randstad.
What's the typical vacancy rate in Randstad in 2026?
As of early 2026, the typical vacancy rate for rental properties in the Randstad is extremely low, generally under 2 percent annually for well-located and properly priced units.
Randstad landlords should realistically budget for just 2 to 4 weeks of vacancy per year (roughly half a month) because the market is so tight that properties often rent within days of listing.
The main factor causing vacancy differences across Randstad neighborhoods is transit accessibility and proximity to employment hubs, with areas near train stations or business districts experiencing almost zero downtime between tenants.
The highest tenant turnover in the Randstad typically occurs between June and September when expat contracts end, students move, and families relocate before the school year, though even during this period properties rarely sit empty for long.
We have a whole part covering the best rental strategies in our pack about buying a property in Randstad.
Get fresh and reliable information about the market in Randstad
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Where do rentals perform best in Randstad in 2026?
Which neighborhoods have the highest long-term demand in Randstad in 2026?
As of early 2026, the neighborhoods with the highest overall long-term rental demand in the Randstad are De Pijp and Oud-West in Amsterdam, Kralingen in Rotterdam, and Wittevrouwen in Utrecht, all offering strong tenant pools and minimal vacancy.
Families in the Randstad show the strongest rental demand in neighborhoods like Oud-Zuid and Watergraafsmeer in Amsterdam, Hillegersberg in Rotterdam, Benoordenhout in The Hague, and Tuindorp in Utrecht where schools and green space are priorities.
Students concentrate their rental demand near universities, with Amsterdam's Oost district, Rotterdam's Kralingen near Erasmus University, and Utrecht's Binnenstad edges near the science park seeing the most consistent student-driven occupancy.
Expats and international professionals favor neighborhoods like Zuidas in Amsterdam, Kop van Zuid in Rotterdam, Statenkwartier in The Hague (near international organizations), and Oudwijk in Utrecht, all offering easy commutes and international-friendly amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Randstad.
Which neighborhoods have the best yield in Randstad in 2026?
As of early 2026, the neighborhoods offering the best rental yields in the Randstad are Amsterdam Noord and Zuidoost, Rotterdam Delfshaven and Noord, and parts of The Hague's Laak district, where purchase prices remain moderate while rents stay solid.
These higher-yielding neighborhoods typically deliver gross yields between 4.5 and 5.5 percent, compared to the 3.0 to 3.5 percent you might see in prime central locations.
The main characteristic allowing these neighborhoods to achieve better yields is that they sit in "improving" areas with good transit connections and rising tenant interest, but property prices have not yet been bid up to match the core city premiums.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Randstad.
Where do tenants pay the highest rents in Randstad in 2026?
As of early 2026, the neighborhoods where tenants pay the highest rents in the Randstad are Amsterdam's Jordaan, Oud-Zuid, and the canal belt (Grachtengordel), where monthly rents for a standard two-bedroom can reach 2,500 to 3,500 euros (2,650 to 3,700 USD).
In these premium Randstad neighborhoods, a typical one-bedroom apartment rents for 1,800 to 2,400 euros monthly (1,900 to 2,550 USD), while two-bedrooms range from 2,500 to 4,000 euros (2,650 to 4,250 USD) depending on condition and exact location.
What makes these neighborhoods command the highest rents is not just their historic charm but their combination of walkability, canal views, proximity to cultural venues, and severe supply constraints from heritage building protections that limit new construction.
The typical tenant profile in these highest-rent Randstad neighborhoods includes senior executives at multinational companies, partners at law and consulting firms, and wealthy expats on corporate packages who prioritize prestige addresses and turnkey living.
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 Randstad in 2026?
What features increase rent the most in Randstad in 2026?
As of early 2026, the three property features that increase monthly rent the most in the Randstad are a high energy efficiency label (A or better), private outdoor space like a balcony or roof terrace, and a turnkey modern kitchen and bathroom with no deferred maintenance.
A strong energy label (jumping from D to A, for example) can add a rent premium of 8 to 15 percent in the Randstad because Dutch tenants are extremely conscious of utility costs after years of elevated energy prices.
One commonly overrated feature in the Randstad is high-end appliance brands: tenants appreciate working appliances but rarely pay noticeably more for a Miele dishwasher versus a standard Bosch.
An affordable upgrade with strong return on investment in the Randstad is installing a smart thermostat and LED lighting throughout, which signals energy efficiency and modernity for under 500 euros total.
Do furnished rentals rent faster in Randstad in 2026?
As of early 2026, furnished apartments in the Randstad typically rent 1 to 2 weeks faster than unfurnished units because they attract the large expat and international professional population who need move-in-ready housing.
Furnished rentals in the Randstad command a rent premium of roughly 10 to 20 percent over comparable unfurnished units, according to Pararius data showing higher per-square-meter rates for the furnished category.
Get to know the market before you buy a property in Randstad
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
How regulated is long-term renting in Randstad right now?
Can I freely set rent prices in Randstad right now?
Landlords in the Randstad can freely set initial rent prices only if their property scores above a certain points threshold (currently 187 points under the WWS system) that qualifies it for the unregulated "vrije sector" market, while properties below that threshold face government-set rent caps.
Even in the unregulated sector, annual rent increases during a tenancy are capped by law at inflation plus a small percentage, and the 2024 Affordable Rent Act expanded the regulated segment, meaning more properties now face restrictions than before.
What's the standard lease length in Randstad right now?
The standard lease for residential rentals in the Randstad is an indefinite-term contract with strong tenant protections, and since the 2024 reform restricting fixed-term leases, landlords can no longer easily use short fixed contracts to rotate tenants.
Landlords in the Randstad can legally require a security deposit of up to two months' rent (roughly 2,400 to 4,300 euros or 2,550 to 4,560 USD for a typical apartment), though one to two months is the widely accepted standard.
At the end of a tenancy, landlords must return the deposit within a reasonable period (typically interpreted as a few weeks) after deducting only documented damages beyond normal wear and tear, and tenants can dispute unfair deductions through the Huurcommissie.
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 Randstad in 2026?
Is Airbnb legal in Randstad right now?
Airbnb-style short-term rentals are legal in the Randstad, but each major city imposes its own strict rules including registration requirements, annual night caps, and in some cases permit obligations that make pure investor STR models difficult.
To operate legally, you must register your property through the national Toeristische Verhuur portal and display your registration number on all listings, and cities like The Hague require an additional permit while Amsterdam demands you be the primary resident.
Annual night limits vary by city: Amsterdam caps short-term rentals at 30 nights per year, Utrecht allows 60 nights, and Rotterdam and The Hague have their own frameworks that may limit hosting even further in certain zones.
Operating without proper registration or exceeding night limits in the Randstad can result in fines ranging from several thousand euros up to 20,000 euros or more, and cities actively enforce these rules using platform data and inspections.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Randstad.
What's the average short-term occupancy in Randstad in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in the Randstad is approximately 60 to 64 percent, with Amsterdam at around 62 percent, Rotterdam at 60 percent, and Utrecht at 64 percent.
The realistic occupancy range spans from about 50 percent for poorly located or new listings to over 70 percent for well-reviewed properties in prime tourist areas with strong pricing strategies.
The highest occupancy months in the Randstad are typically April through October, driven by spring tulip season, summer holidays, and major events like King's Day, Pride, and various festivals.
The lowest occupancy periods fall in January through March and November, when tourism drops significantly and only business travelers and off-season visitors keep bookings coming.
Finally, please note that you can find much more granular data about this topic in our property pack about Randstad.
What's the average nightly rate in Randstad in 2026?
As of early 2026, the average nightly rate for short-term rentals in the Randstad ranges from around 160 euros (170 USD) in Rotterdam and Utrecht to approximately 260 euros (275 USD) in Amsterdam.
The realistic nightly rate range across the Randstad spans from about 80 euros (85 USD) for basic studios in secondary locations to over 350 euros (370 USD) for premium apartments in Amsterdam's canal district or near major attractions.
Peak season rates (April through September) in the Randstad typically run 30 to 50 percent higher than off-season rates (November through February), meaning an Amsterdam listing at 260 euros in summer might drop to 180 euros in winter.
Is short-term rental supply saturated in Randstad in 2026?
As of early 2026, the short-term rental market in the Randstad is not saturated in the traditional sense, but supply is heavily constrained by regulations rather than by a lack of investor interest.
Active listings have grown by approximately 8 percent over the past year across Amsterdam, Rotterdam, and Utrecht, suggesting continued interest despite tight rules.
The most oversaturated neighborhoods for short-term rentals in the Randstad are Amsterdam's city center (Centrum), the Jordaan, and De Pijp, where competition is fierce and the 30-night cap limits everyone equally.
Neighborhoods with more room for new STR supply include Rotterdam's emerging areas like Katendrecht and Kop van Zuid, Utrecht's edges near transit hubs, and parts of The Hague outside the historic core where permits may be easier to obtain.
Don't lose money on your property in Randstad
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
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 Randstad, 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 |
|---|---|---|
| Rijksoverheid | The Dutch national government explaining baseline rental and STR rules. | We used it to anchor what's nationally legal versus what cities can tighten locally. We also used it to explain why Randstad rules differ city by city. |
| Pararius | One of the biggest Dutch rental platforms with transparent quarterly statistics. | We used it for Randstad rent levels per square meter and market tightness indicators. We also used it to build studio, one-bedroom, and two-bedroom rent estimates consistently. |
| CBS Statistics Netherlands | The official statistics agency with vacancy data from linked national registers. | We used it to ground vacancy expectations rather than guessing. We translated administrative vacancy into practical landlord vacancy assumptions. |
| Huurcommissie | The official body enforcing rent rules and explaining them clearly. | We used it for deposit rules and dispute mechanics. We also used it to keep the lease mechanics section practical and correct. |
| AirDNA | A widely used STR data provider with consistent metrics across cities. | We used it for Amsterdam, Rotterdam, and Utrecht STR occupancy, ADR, and listing trends. We used it as the quantitative backbone for STR economics. |
| Gemeente Rotterdam | Rotterdam's official policy page for tourist rental rules. | We used it to describe Rotterdam's registration requirements. We used it to show how rules differ even within the Randstad. |
| Gemeente Den Haag | The Hague's municipality page for holiday rental permits. | We used it to summarize The Hague's permit and registration requirements. We used it as the benchmark for city-specific compliance costs. |
| Gemeente Utrecht | Utrecht's official statement on local STR compliance obligations. | We used it to confirm Utrecht's registration approach and enforcement logic. We used it to support the Airbnb legality section. |
| Global Property Guide | An international property research publisher with consistent cross-country methodology. | We used it to confirm foreigners can buy Dutch property without restrictions. We cross-checked tax and legal claims against Dutch official sources. |
| Volkshuisvesting Nederland | The ministry-level site clarifying how municipalities implement STR rules. | We used it to explain what cities can legally require for STR. We used it to frame Amsterdam, Rotterdam, The Hague, and Utrecht rules as legitimate municipal choices. |
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.
Related blog posts