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're considering buying rental property in the Randstad, understanding the real numbers behind rental yields is essential before you commit.
This article breaks down gross and net yields, neighborhood variations, and the costs that eat into your returns across Amsterdam, Rotterdam, The Hague, and Utrecht.
We update this blog post regularly to reflect the latest market data and regulatory changes in the Dutch rental market.
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
- The typical gross rental yield in the Randstad sits around 4.3% in early 2026, but Box 3 wealth taxation can shave off more than municipal property taxes for many individual landlords.
- Prime Amsterdam neighborhoods like Zuid and Centrum often deliver gross yields below 3.5%, while parts of Rotterdam's Delfshaven and Charlois can reach 5% or higher.
- The gap between gross and net yields in Randstad properties averages about 1.3 percentage points, mainly due to VvE charges, maintenance reserves, and local levies.
- Studios and one-bedroom apartments near transit hubs in Randstad cities typically achieve the highest rent per square meter, but they also come with higher tenant turnover costs.
- Vacancy rates for correctly priced rentals in the Randstad hover around 3%, which translates to roughly 11 vacant days per year in most neighborhoods.
- The Affordable Rent Act (Wet betaalbare huur) introduced in 2024 can cap rents on certain units, potentially compressing yields for properties that fall under the regulated segment.
- Utrecht's Overvecht and Kanaleneiland areas offer higher yields than the city center, driven by lower purchase prices despite strong renter demand from students and young professionals.
- Property management fees in the Randstad typically run between 6% and 10% of collected rent, with an additional one-month rent charge common for tenant placement.
What are the rental yields in Randstad as of 2026?
What's the average gross rental yield in Randstad as of 2026?
As of early 2026, the average gross rental yield for residential properties in the Randstad is approximately 4.3%, based on market rents divided by current transaction prices across Amsterdam, Rotterdam, The Hague, and Utrecht.
Most typical buy-to-let properties in the Randstad fall within a gross yield range of 3.5% to 5.5%, with the spread depending heavily on whether you're buying in a prime city center or a more affordable commuter neighborhood.
This average puts the Randstad somewhat below the Dutch national average, which tends to be higher in regions where property prices haven't climbed as aggressively as rents.
The single biggest factor keeping Randstad gross yields compressed is the persistently high purchase price level, because even when rents rise steadily, transaction prices in these four major cities have risen faster, which mechanically caps the yield calculation.
What's the average net rental yield in Randstad as of 2026?
As of early 2026, the average net rental yield in the Randstad is around 2.9%, which accounts for the recurring costs that landlords must pay out of their rental income.
The typical gap between gross and net yields in Randstad properties is about 1.3 percentage points, meaning investors should expect to lose roughly a third of their gross return to various expenses.
The expense category that most significantly reduces gross yield to net yield in the Randstad is often Box 3 wealth taxation for individual landlords, which can exceed municipal property taxes and VvE charges combined depending on your overall asset situation.
Most standard investment properties in the Randstad deliver net yields between 2.0% and 4.0%, with the lower end typical for prime Amsterdam apartments and the higher end achievable in more affordable Rotterdam or The Hague neighborhoods with strong rental demand.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Randstad.
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 Randstad in 2026?
A gross rental yield of 5% or higher is generally considered "good" by experienced Randstad investors in early 2026, while anything above 6% is seen as exceptional and usually requires finding an underpriced property or a strong micro-location.
The threshold that separates average-performing properties from high-performing ones in the Randstad is typically around 5% gross yield, because below that level you have less cushion against regulatory changes like the Affordable Rent Act or unexpected increases in Box 3 tax liability.
How much do yields vary by neighborhood in Randstad as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield Randstad neighborhoods is typically more than 2 percentage points, meaning your return can vary dramatically based on where you buy within the same city.
The neighborhoods that typically deliver the highest rental yields in the Randstad are those with strong renter demand but relatively lower purchase prices, such as Delfshaven and Charlois in Rotterdam, Laak and Moerwijk in The Hague, Zuidoost and parts of Nieuw-West in Amsterdam, and Overvecht and Kanaleneiland in Utrecht.
The lowest yields tend to appear in prime, prestige neighborhoods where owner-occupier bidding pushes prices far above what rents can justify, including Zuid and Centrum in Amsterdam, Kralingen and Hillegersberg in Rotterdam, Statenkwartier and Archipel in The Hague, and Binnenstad and Wittevrouwen in Utrecht.
The main reason yields vary so much across Randstad neighborhoods is that purchase prices in prime areas are driven by lifestyle demand and scarcity rather than rental income logic, while more affordable areas still attract solid renter demand from students, young professionals, and newcomers to the region.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Randstad.
How much do yields vary by property type in Randstad as of 2026?
As of early 2026, gross rental yields in the Randstad range from roughly 3% for luxury villas and high-end family apartments up to around 5.5% for well-located studios and one-bedroom units near transit and employment centers.
Studios and one-bedroom apartments currently deliver the highest average gross rental yield in the Randstad because they command the best rent per square meter, especially when positioned near universities, major train stations, or business districts like Amsterdam's Zuidas.
Luxury detached houses and high-end villas typically deliver the lowest average gross rental yield in the Randstad, because their premium purchase prices far outpace what even affluent tenants are willing to pay in monthly rent.
The key reason yields differ between property types in the Randstad is that smaller units attract a deep pool of young professionals and students who pay relatively high rents for convenience, while larger family homes and luxury properties compete in a thinner market where buyers often prioritize ownership over renting.
By the way, you might want to read the following:
What's the typical vacancy rate in Randstad as of 2026?
As of early 2026, the typical vacancy rate for private-market rentals in the Randstad is around 3% for units that are correctly priced and compliant with current regulations.
Vacancy rates across different Randstad neighborhoods range from about 2% in the most sought-after locations near transit hubs to around 5% in less connected or transitional areas.
The main factor driving vacancy rates in the Randstad right now is pricing and regulatory compliance, because the rental market is so tight that correctly positioned units fill quickly, while overpriced or non-compliant listings can sit empty.
The Randstad's vacancy rate is well below the Dutch national average, which includes regions with weaker rental demand, and the private rental market in these four cities remains among the tightest in Western Europe.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Randstad.
What's the rent-to-price ratio in Randstad as of 2026?
As of early 2026, the average rent-to-price ratio in the Randstad is approximately 0.36% per month, which means monthly rent equals about 0.36% of the property's purchase price.
A rent-to-price ratio of 0.40% or higher is generally considered favorable for buy-to-let investors in the Randstad, as this translates directly to roughly a 4.8% gross annual yield when multiplied by 12 months.
The Randstad's rent-to-price ratio is lower than many comparable European metropolitan areas, largely because Dutch housing prices in these four cities have risen faster than rents over the past decade, compressing returns for new investors.
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 Randstad give the best yields as of 2026?
Where are the highest-yield areas in Randstad as of 2026?
As of early 2026, the highest-yield neighborhoods in the Randstad include Delfshaven, Charlois, and Feijenoord in Rotterdam, Laak and parts of Escamp in The Hague, Zuidoost and Nieuw-West in Amsterdam, and Overvecht and Kanaleneiland in Utrecht.
Gross rental yields in these top-performing Randstad areas typically range from 4.5% to 5.5%, and occasionally higher for well-purchased units in strong micro-locations within Delfshaven or Zuidoost.
The main characteristic these high-yield areas share is that they offer strong renter demand from students, young professionals, and newcomers, while purchase prices remain significantly lower than city center levels in places like Rotterdam's Charlois or Utrecht's Overvecht.
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 Randstad.
Where are the lowest-yield areas in Randstad as of 2026?
As of early 2026, the lowest-yield neighborhoods in the Randstad are the prime prestige zones including Amsterdam's Zuid, Centrum, and Jordaan, Rotterdam's Kralingen and Hillegersberg, The Hague's Statenkwartier and Archipel, and Utrecht's Binnenstad and Wittevrouwen.
Gross rental yields in these low-yield Randstad areas typically range from 2.5% to 3.5%, making them challenging for investors focused primarily on cash flow returns.
The main reason yields are compressed in areas like Amsterdam Zuid or Utrecht Binnenstad is that purchase prices reflect lifestyle and scarcity value driven by owner-occupier competition, rather than the rental income the property can generate.
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 Randstad.
Which areas have the lowest vacancy in Randstad as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in the Randstad are those closest to major transit nodes and employment centers, including Amsterdam's Zuidas corridor and De Pijp, Rotterdam's Centrum and Kop van Zuid, The Hague's Central Station area, and Utrecht's Stationsgebied.
Vacancy rates in these low-vacancy Randstad areas typically range from 1% to 2%, meaning units rarely sit empty for more than a few days between tenancies.
The main demand driver keeping vacancy low in areas like Amsterdam's Zuidas or Utrecht's Stationsgebied is proximity to jobs, universities, and excellent public transit, which attracts a steady stream of professionals and students who need housing immediately.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices are typically much higher, which compresses gross yields and means you're paying a premium for occupancy stability in places like Rotterdam Centrum or The Hague's central corridor.
Which areas have the most renter demand in Randstad right now?
The neighborhoods currently experiencing the strongest renter demand in the Randstad include Amsterdam's Zuidas-adjacent areas and Oost, Rotterdam's Centrum and Kralingen, The Hague's Centrum and Bezuidenhout, and Utrecht's West and Leidsche Rijn districts.
The renter profile driving most of the demand in these areas consists of young professionals aged 25 to 40 working in corporate, tech, or government sectors, along with international employees and students at nearby universities.
Rental listings in high-demand Randstad neighborhoods like Amsterdam Oost or Utrecht West typically get filled within one to two weeks, and often receive multiple applications within the first few days of going live.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Randstad.
Which upcoming projects could boost rents and rental yields in Randstad as of 2026?
As of early 2026, the top infrastructure and development projects expected to boost rents in the Randstad include the Zuidas/Zuidasdok expansion in Amsterdam, the Central Innovation District (CID) around The Hague's main stations, and Utrecht's Merwedekanaalzone and expanded Stationsgebied redevelopment.
The neighborhoods most likely to benefit from these projects include Amsterdam's southern edge near Zuidas, The Hague's Laakhaven and Binckhorst areas adjacent to the CID, and Utrecht's canal zone and neighborhoods surrounding the central station.
Investors might realistically expect rent increases of 5% to 15% over a three to five year horizon once these projects reach completion, though the exact impact will depend on how much new supply enters the market alongside the improved amenities.
You'll find our latest property market analysis about Randstad here.
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What property type should I buy for renting in Randstad as of 2026?
Between studios and larger units in Randstad, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments generally perform best in terms of rental yield and occupancy in the Randstad, particularly when located near transit hubs, universities, or major employment centers.
Typical gross rental yields for studios in the Randstad range from 4.5% to 5.5% (around 1,200 to 1,600 euros per month, or 1,250 to 1,650 USD), while larger two to three bedroom units typically yield 3.5% to 4.5% (1,800 to 2,400 euros, or 1,870 to 2,500 USD).
The main factor explaining why studios outperform in the Randstad is that they command the highest rent per square meter and attract a deep pool of single professionals and students who prioritize location over space.
However, larger units might be the better investment choice in family-oriented Randstad neighborhoods like Utrecht's Leidsche Rijn or parts of Rotterdam Noord, where tenants stay longer and turnover costs are significantly lower.
What property types are in most demand in Randstad as of 2026?
As of early 2026, the most in-demand property type in the Randstad is the affordable-to-mid-range apartment with one to two bedrooms, located within walking distance of a train station or tram line.
The top three property types ranked by current tenant demand in the Randstad are one-bedroom apartments near transit (highest demand), two-bedroom family-friendly units in good school districts, and energy-efficient turnkey apartments with modern amenities.
The primary trend driving this demand pattern is the combination of housing scarcity and the lifestyle preferences of young professionals and international workers, who prioritize commute time and modern living standards over square meters.
Luxury detached villas are currently underperforming in rental demand across the Randstad and are likely to remain so, because the tenant pool for high-end rentals is much thinner and tenants at that price point often prefer to buy.
What unit size has the best yield per m² in Randstad as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in the Randstad is 30 to 50 square meters, which covers studios and compact one-bedroom apartments.
Typical gross rental yield per square meter for these optimal-sized units in the Randstad is approximately 25 to 35 euros per square meter per month (around 26 to 36 USD), compared to 18 to 25 euros for larger units.
The main reason smaller units achieve higher yield per square meter in the Randstad is that tenants pay a premium for location and convenience, and this premium gets divided across fewer square meters, while larger units face diminishing rent-per-meter returns.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Randstad as of 2026?
What are typical property taxes and recurring local fees in Randstad as of 2026?
As of early 2026, annual property tax (OZB) for a typical rental apartment in the Randstad ranges from approximately 400 to 800 euros (420 to 830 USD), depending on the municipality and the WOZ value of the property.
Other recurring local fees landlords must budget for in the Randstad include sewer charges (rioolheffing) of around 150 to 300 euros per year (155 to 310 USD) and water board taxes (waterschapsbelasting) of approximately 100 to 200 euros annually (105 to 210 USD).
These taxes and fees typically represent about 3% to 5% of gross rental income for a standard Randstad investment property, though the exact percentage varies by municipality and property value.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Randstad.
What insurance, maintenance, and annual repair costs should landlords budget in Randstad right now?
Annual landlord insurance for a typical rental property in the Randstad costs approximately 250 to 600 euros (260 to 620 USD), with higher premiums for older buildings or larger homes.
The recommended annual maintenance and repair budget for Randstad rental properties is 0.8% to 1.2% of property value, which translates to roughly 4,000 to 7,000 euros per year (4,150 to 7,250 USD) for a 500,000 euro apartment.
The type of repair expense that most commonly catches Randstad landlords off guard is VvE (homeowners association) special assessments for major building maintenance like roof repairs or facade work, which can run into thousands of euros with little advance warning.
In total, landlords should realistically budget 5,000 to 8,000 euros per year (5,200 to 8,300 USD) for insurance, maintenance, and repairs on a typical Randstad investment apartment, with older properties trending toward the higher end.
Which utilities do landlords typically pay, and what do they cost in Randstad right now?
In most Randstad rentals, tenants pay directly for gas, electricity, water, and internet, while landlords are typically responsible only for common-area costs in apartment buildings, which are usually included in VvE service charges.
For landlords who offer "all-inclusive" rentals, the estimated monthly utility cost to cover in a typical Randstad unit is 150 to 250 euros (155 to 260 USD), though this approach is less common and carries risk given energy price volatility.
What does full-service property management cost, including leasing, in Randstad as of 2026?
As of early 2026, full-service property management fees in the Randstad typically range from 6% to 10% of collected rent, which translates to roughly 125 to 210 euros per month (130 to 220 USD) on a 2,100 euro monthly rent.
On top of ongoing management, tenant placement or leasing fees in the Randstad are commonly one month's rent (around 2,100 euros or 2,180 USD for a typical unit), sometimes split into marketing, contract preparation, and move-in inspection components.
What's a realistic vacancy buffer in Randstad as of 2026?
As of early 2026, landlords in the Randstad should set aside approximately 3% of annual rental income as a vacancy buffer, which accounts for turnover periods and occasional gaps between tenants.
This translates to roughly 1.5 to 2 weeks of vacancy per year for most well-located and correctly priced Randstad rental properties, though smaller units with higher turnover might experience slightly more.
Buying real estate in Randstad 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 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 |
|---|---|---|
| Statistics Netherlands (CBS) - Price Index | CBS is the Netherlands' official statistics agency and serves as the baseline reference for housing market trends. | We used it to anchor price levels in early 2026 in a nationally consistent way. We also used it to verify that our yield calculations align with broader market direction. |
| CBS - Regional Purchase Prices | It's official transaction-price statistics built directly from land registry data. | We used it as a second price anchor alongside NVM and Kadaster reports. We cross-checked city-level assumptions against these regional realities. |
| Kadaster - Quarterly Market Reports | Kadaster is the official Dutch land registry with access to near-complete transaction data. | We used it to validate transaction trends and investor sell-off dynamics affecting Randstad supply. We used those patterns to explain neighborhood yield variations. |
| NVM - Q3 2025 Housing Market Analysis | NVM is the largest Dutch real estate broker association and a standard market data publisher. | We used it to understand property type composition and how pricing differs by segment. We also used it as a reality check on price levels and market tightness. |
| NVM - Q1 2025 Housing Market Analysis | It's a widely cited and methodologically transparent market monitoring publication. | We used it to frame the 2025-early 2026 context including transactions and price movements. We used this context to explain why gross yields can look reasonable while net yields disappoint. |
| Pararius - Private Rental Market Report | Pararius is one of the largest Dutch rental platforms and publishes methodology-based market snapshots. | We used it as the primary rent-per-square-meter input for Amsterdam, Rotterdam, Utrecht, and The Hague. We combined these rent levels with price anchors to estimate yields. |
| NL Times - Rental Market Coverage | It's a national news outlet that clearly attributes figures to Pararius as the original source. | We used it to support the market tightness and demand pressure narrative. We used it to justify why vacancy assumptions should be low in most Randstad micro-markets. |
| Amsterdam Onderzoek & Statistiek | Amsterdam's official research office is an authoritative local public data publisher. | We used it to justify neighborhood-level price discussions in Amsterdam. We used it as local ground truth when comparing Amsterdam districts by yield potential. |
| CBS - Administrative Vacancy Data | CBS vacancy monitoring is the most official and consistent vacancy dataset available for the Netherlands. | We used it to anchor the understanding that structural vacancy exists but differs from rental vacancy. We used it as a cross-check while explaining the gap between administrative and rental vacancy. |
| Rijksoverheid - Affordable Rent Act | It's the official Dutch government source for rental regulation changes. | We used it to explain why some units face stronger rent caps and how that compresses yields. We used it to clarify why asking rent may differ from allowed rent under regulation. |
| Huurcommissie - Rent Act Guidance | Huurcommissie is the formal Dutch rent dispute body and its guidance is practical and regulatory. | We used it to translate regulation into landlord-relevant yield implications. We used it to verify that our regulatory summary is accurate and current. |
| Belastingdienst - Box 3 Guidance 2026 | This is the Dutch tax authority's own explanation of how Box 3 wealth tax works in 2026. | We used it to include the real recurring drag from wealth tax on investment property. We incorporated it as a key line item in net yield calculations. |
| Municipality of The Hague - Budget 2026 | It's the municipality's official budget documentation for local tax and fee changes. | We used it to illustrate the types of recurring local costs that affect net yield. We used it to keep Randstad cost assumptions realistic rather than generic. |
| Municipality of Utrecht - OZB Budget 2026 | It's official municipal budget detail for how property tax is determined. | We used it to explain how OZB relates to indexation and WOZ value changes. We used it to justify a reasonable OZB range when modeling net yield. |
| BghU - Utrecht 2026 Tax Rates | It's the official tax collection body for the Utrecht region publishing actual tariff tables. | We used it for concrete examples of OZB percentages and sewer charges. We plugged these into the net yield cost stack for typical Utrecht rentals. |
| Rotterdam - OZB Ordinance 2026 | Official legal text from the municipality is as verifiable as it gets. | We used it for a concrete OZB percentage example from Rotterdam. We incorporated the rate variability into Randstad-wide net yield ranges. |
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