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If you're a foreigner thinking about buying an apartment in Randstad to rent out, you're probably wondering what kind of return you can actually expect.
This article breaks down the real numbers for rental yields, typical rents, best neighborhoods, and all the costs that will eat into your profits in 2026.
We constantly update this blog post to keep the data fresh and reliable.
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.
What rental yields can I realistically get from an apartment in Randstad?
What's the average gross rental yield for apartments in Randstad as of 2026?
As of early 2026, the average gross rental yield for apartments in Randstad sits around 4.6%, which is moderate rather than spectacular because purchase prices in this Dutch urban ring remain very high.
In practice, most apartment investors in Randstad can expect gross yields between 3% and 6%, depending heavily on which city and neighborhood they choose within the region.
The main factor that causes yields to vary in Randstad is the extreme price gap between cities: Amsterdam and Utrecht have purchase prices often exceeding 8,000 euros per square meter, which compresses yields, while Rotterdam and parts of The Hague offer better rent-to-price balance.
Compared to other major Dutch cities outside Randstad, these yields are actually on the lower end because the Randstad urban ring concentrates the country's highest property prices alongside strong but not proportionally higher rents.
What's the average net rental yield for apartments in Randstad as of 2026?
As of early 2026, the average net rental yield for apartments in Randstad is around 3.1%, which drops significantly from the gross figure once you account for all landlord expenses.
Most apartment investors in Randstad can realistically expect net yields between 2.6% and 3.6%, with the range depending on how hands-off you choose to be with property management.
The single biggest expense category that reduces gross to net yield in Randstad is the combination of VvE (owners' association) service charges and property management fees, which together can easily consume 15% to 20% of your rental income before you even touch municipal taxes or repairs.
By the way, you will find much more detailed data in our property pack covering the real estate market in Randstad.
What's the typical rent-to-price ratio for apartments in Randstad in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Randstad ranges from 4% to 5%, which essentially mirrors the gross yield since it uses annual rent divided by market price.
In practice, this ratio varies considerably across the region, with Amsterdam and Utrecht often sitting closer to 3% to 4.5% due to their extremely high prices, while Rotterdam and parts of The Hague offer ratios closer to 4.5% to 6%.
The apartment categories with the highest rent-to-price ratios in Randstad tend to be smaller units in value neighborhoods like Amsterdam Noord, Rotterdam Zuid, or Utrecht Overvecht, where purchase prices are meaningfully lower but tenant demand remains strong thanks to good public transit connections.
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How much rent can I charge for an apartment in Randstad?
What's the typical tenant budget range for apartments in Randstad right now?
In Randstad's free-sector rental market, typical tenant budgets range from 1,500 to 2,200 euros per month (roughly 1,550 to 2,280 USD or 1,500 to 2,200 EUR), which covers most professionals and couples who can pass the standard income screening of three times the monthly rent.
Tenants targeting mid-range apartments in Randstad typically budget between 2,200 and 3,200 euros per month (about 2,280 to 3,320 USD), which often includes dual-income households and expats working for international companies in Amsterdam, Rotterdam, or The Hague.
For high-end or luxury apartments in Randstad, tenant budgets start at 3,200 euros and can exceed 5,000 euros per month (around 3,320 to 5,200 USD), covering premium units in prime locations like Amsterdam's canal belt, central Utrecht, or The Hague's diplomatic quarter.
We have a blog article where we update the latest data about rents in Randstad here.
What's the average monthly rent for a 1-bed apartment in Randstad as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Randstad ranges from 1,150 to 2,000 euros (roughly 1,190 to 2,070 USD), with Amsterdam at the top around 2,100 euros and Rotterdam at the lower end around 1,250 euros for a typical 50 square meter unit.
Entry-level 1-bed apartments in Randstad start around 1,000 to 1,300 euros per month (about 1,040 to 1,350 USD), and these would typically be older buildings in neighborhoods like Rotterdam Delfshaven, The Hague Laak, or Amsterdam Zuidoost, often without a balcony or elevator.
Mid-range 1-bed apartments in Randstad rent for 1,400 to 1,800 euros per month (roughly 1,450 to 1,870 USD), and these are usually well-maintained units in popular neighborhoods like Rotterdam Kralingen, Utrecht Lombok, or Amsterdam Oost, with decent energy labels and modern kitchens.
High-end 1-bed apartments in Randstad command 2,000 to 2,500 euros per month (about 2,070 to 2,590 USD), and these are typically newly built or fully renovated units in prime locations like Amsterdam De Pijp, Utrecht Wittevrouwen, or The Hague Statenkwartier, often with outdoor space and premium finishes.
What's the average monthly rent for a 2-bed apartment in Randstad as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Randstad ranges from 1,700 to 3,000 euros (roughly 1,760 to 3,110 USD), with Amsterdam averaging around 3,150 euros and Rotterdam around 1,875 euros for a typical 75 square meter unit.
Entry-level 2-bed apartments in Randstad start around 1,500 to 1,900 euros per month (about 1,550 to 1,970 USD), and these would typically be in neighborhoods further from city centers like Amsterdam Noord, Rotterdam Charlois, or Utrecht Overvecht, often in older apartment blocks with basic finishes.
Mid-range 2-bed apartments in Randstad rent for 2,000 to 2,700 euros per month (roughly 2,070 to 2,800 USD), and these are usually spacious units in established neighborhoods like Rotterdam Blijdorp, The Hague Bezuidenhout, or Utrecht Oost, often with a proper living room layout and good transit access.
High-end 2-bed apartments in Randstad command 3,000 to 4,000 euros per month (about 3,110 to 4,150 USD), and these are typically found in Amsterdam's Oud-West or canal areas, central Utrecht, or The Hague's Scheveningen, featuring modern design, parking, and sometimes water views.
What's the average monthly rent for a 3-bed apartment in Randstad as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Randstad ranges from 2,200 to 4,200 euros (roughly 2,280 to 4,360 USD), with Amsterdam averaging around 4,200 euros and Rotterdam around 2,500 euros for a typical 100 square meter unit.
Entry-level 3-bed apartments in Randstad start around 2,000 to 2,500 euros per month (about 2,070 to 2,590 USD), and these would typically be in family-friendly but less central areas like Amsterdam Nieuw-West, Rotterdam Zuid, or The Hague Escamp, often in older buildings with basic communal facilities.
Mid-range 3-bed apartments in Randstad rent for 2,800 to 3,500 euros per month (roughly 2,900 to 3,630 USD), and these are usually in well-connected neighborhoods like Rotterdam Kop van Zuid, Utrecht Leidsche Rijn, or The Hague Centrum, offering good layouts suitable for families with children.
High-end 3-bed apartments in Randstad command 4,000 to 5,500 euros per month (about 4,150 to 5,700 USD), and these are typically in Amsterdam's most desirable areas like De Pijp or Westerpark, or in Utrecht Binnenstad, featuring high ceilings, multiple bathrooms, and premium locations near international schools.
How fast do well-priced apartments get rented in Randstad?
A well-priced apartment in Randstad typically rents within 10 to 18 days, with the national average sitting at 18 days according to Q4 2025 data, though units in high-demand neighborhoods can find tenants within just one to two weeks.
The typical vacancy rate for apartments in Randstad remains very low, generally under 2% to 3% in most neighborhoods, because the region faces a persistent housing shortage that keeps tenant demand high across all four major cities.
The main factors that make some apartments rent faster in Randstad are energy efficiency labels (tenants are increasingly sensitive to utility costs), proximity to rail or metro stations, and being priced accurately for the specific neighborhood rather than optimistically based on city averages.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Randstad?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Randstad as of 2026?
As of early 2026, studios and compact 1-bed apartments typically offer the best rental yield in Randstad, followed by standard 1-beds, then 2-beds, with 3-beds usually delivering the lowest yields but offering more stable family tenant demand.
For gross rental yields by apartment type in Randstad, studios can reach 5% to 6%, 1-beds typically achieve 4.5% to 5.5%, 2-beds usually land around 4% to 5%, and 3-beds often settle between 3.5% and 4.5%.
The main reason smaller apartments outperform larger ones for yield in Randstad is that compact units rent for a higher euro per square meter because singles and couples facing the housing shortage will pay premium rates for any available space, while purchase prices per square meter don't rise proportionally for larger family apartments outside prime areas.
Which features are best if you want a good yield for your apartment in Randstad?
The features that most positively impact rental yield in Randstad are a strong energy label (A or B), proximity to a train station or metro stop, a sensible layout that maximizes living space over wasted hallways, and a well-run VvE that keeps service charges reasonable while maintaining the building properly.
In Randstad apartment buildings, upper floors with elevator access rent faster and can command 5% to 10% higher rents because tenants value natural light, reduced street noise, and often better views, especially in dense urban areas like Amsterdam and Rotterdam.
Apartments with balconies or outdoor space in Randstad consistently rent faster and can justify rents 50 to 150 euros per month higher, as the COVID era permanently increased Dutch tenants' willingness to pay for private outdoor areas.
Building features like elevators and secure bike storage typically raise rents enough to justify higher service charges in Randstad, but parking spaces are most valuable in cities like Utrecht and Rotterdam where street parking is difficult, while concierge services rarely justify their cost outside luxury Amsterdam buildings.
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Which neighborhoods give the best rental demand for apartments in Randstad?
Which neighborhoods have the highest rental demand for apartments in Randstad as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Randstad are De Pijp, Oud-West, and Oost in Amsterdam, Kralingen and Centrum in Rotterdam, Statenkwartier and Bezuidenhout in The Hague, and Wittevrouwen and Lombok in Utrecht.
The main demand driver in these Randstad neighborhoods is the combination of walkability, excellent public transit connections, and proximity to major employers, universities, or international institutions, which creates a reliable stream of young professionals, expats, and students willing to pay premium rents.
In these high-demand Randstad neighborhoods, vacancy rates typically stay below 1% to 2%, and well-priced apartments often receive multiple applications within the first week of listing, sometimes renting in just 5 to 10 days.
One emerging neighborhood gaining rental demand momentum in Randstad is Amsterdam Noord around the metro and ferry connections, where new developments and improving infrastructure are attracting tenants priced out of central Amsterdam while still offering quick commutes.
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 highest yields for apartments in Randstad as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Randstad are Amsterdam Noord, Nieuw-West, and Zuidoost, Rotterdam Zuid and Delfshaven, The Hague Laak and Escamp, and Utrecht Overvecht and Kanaleneiland.
Gross rental yields in these top-yielding Randstad neighborhoods typically range from 5% to 6.5%, compared to 3% to 4% in the prime city centers, because purchase prices are significantly lower while rents remain relatively strong.
The main reason these neighborhoods offer higher yields than others in Randstad is that they have good public transit links (especially metro and tram) that maintain tenant demand, but they lack the prestige premium that inflates purchase prices in central canal districts or embassy quarters, creating a favorable rent-to-price gap for investors.
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.
Should I do long-term rental or short-term rental in Randstad?
Is short-term rental legal for apartments in Randstad as of 2026?
As of early 2026, short-term rental is legal for apartments in Randstad but is heavily restricted in all four major cities, with strict registration requirements, night caps, and sometimes permit obligations that make casual Airbnb hosting much harder than in less regulated markets.
The main legal restrictions for short-term rentals in Randstad include mandatory registration with the municipality, notification requirements before each rental period, caps on the number of nights per year (often 30 to 60 nights), limits on the number of guests, and requirements that you be the primary resident of the property.
For Airbnb-style rentals in Randstad, you must register your property with your city (Amsterdam, Rotterdam, The Hague, or Utrecht each have their own portals), notify the municipality before each rental, and ensure you meet all local conditions, or face fines that can reach thousands of euros.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Randstad.
What's the gross yield difference short-term vs long-term in Randstad in 2026?
As of early 2026, short-term rentals in Randstad can theoretically add 1 to 3 percentage points of gross yield compared to long-term rentals, but this premium shrinks dramatically or disappears entirely once you account for regulatory night caps and higher operating costs.
For gross yields, long-term rentals in Randstad typically achieve 4% to 5%, while short-term rentals can reach 6% to 8% gross in peak scenarios, but the effective gap narrows significantly when you can only legally rent 30 to 60 nights per year.
The main additional costs that reduce the net yield advantage of short-term rentals in Randstad include platform fees (typically 15% to 20% of revenue), professional cleaning between guests, higher utility costs, furnishing and replacement expenses, and the administrative burden of compliance notifications.
To outperform a long-term rental in Randstad, a short-term rental would need to achieve roughly 70% to 80% occupancy at premium rates, which is mathematically impossible under the strict night caps that most Randstad cities enforce for residential properties without special permits.
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What costs will eat into my net yield for an apartment in Randstad?
What are building service charges as a % of rent in Randstad as of 2026?
As of early 2026, typical building service charges (VvE fees) in Randstad run about 8% to 15% of your monthly rent, or roughly 150 to 300 euros per month (about 155 to 310 USD) for an average apartment, depending heavily on what the building includes.
The realistic range of building service charges in Randstad spans from 5% of rent for very basic buildings with minimal shared amenities, up to 20% or more for buildings with elevators, central heating systems, extensive gardens, or parking garages that require ongoing maintenance.
In Randstad, the services that typically justify higher-than-average VvE charges are elevator maintenance (a legal requirement in taller buildings), collective heating systems common in 1960s and 1970s apartment blocks, large-scale future maintenance reserves for building envelope repairs, and managed parking facilities, especially underground garages in Amsterdam and Utrecht.
What annual maintenance budget should I assume for an apartment in Randstad right now?
For an apartment in Randstad, you should budget roughly 1% of the property value per year for maintenance and repairs, which translates to about 4,000 to 5,000 euros annually (roughly 4,150 to 5,200 USD) for a typical 400,000 to 500,000 euro apartment.
The realistic range of annual maintenance costs in Randstad spans from 0.5% of property value for newer buildings in good condition, up to 1.5% for older pre-war apartments or buildings approaching major renovation cycles, depending on the age and state of both your unit and the building's shared systems.
The most common maintenance expenses apartment owners face annually in Randstad are boiler servicing and replacement parts (Dutch climate means heavy heating use), window seal repairs due to moisture issues in older buildings, and interior refreshes between tenants, plus your share of building-wide costs like roof maintenance and facade cleaning that often appear as VvE special assessments.
What property taxes should I expect for an apartment in Randstad as of 2026?
As of early 2026, the typical annual property tax (OZB) for an apartment in Randstad ranges from about 200 to 400 euros (roughly 210 to 415 USD), calculated as a small percentage of your property's WOZ value which is the government-assessed value determined by your municipality.
The realistic range of property taxes in Randstad depends on both your apartment's WOZ value and which city it's in: Rotterdam charges 0.0643% of WOZ value, The Hague charges 0.0505%, and Utrecht charges 0.0806% for residential owner-occupied property in 2026.
Property taxes in Randstad are calculated by multiplying your property's WOZ value (reassessed annually based on market transactions in your area) by your municipality's OZB rate, and you'll also pay additional fixed charges for water board taxes and sewage that add roughly 200 to 400 euros more per year.
There are limited property tax exemptions in Randstad, but some municipalities offer modest reductions for lower-value properties or in certain urban renewal zones, and foreign owners who don't live in the Netherlands may face different categorizations that affect their rate, so checking with your specific municipality is essential.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Randstad.
How much does landlord insurance cost for an apartment in Randstad in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Randstad costs about 200 to 400 euros (roughly 210 to 415 USD), covering liability and contents protection for your rental unit, while the building's structure is usually covered separately through your VvE's collective building insurance.
The realistic range of annual landlord insurance costs in Randstad spans from 150 euros for basic liability-only coverage on a smaller apartment, up to 500 euros or more for comprehensive policies on higher-value units that include loss of rent protection, legal expenses coverage, and higher contents limits.
What's the typical property management fee for apartments in Randstad as of 2026?
As of early 2026, the typical property management fee for apartments in Randstad is about 8% of monthly rent, which translates to roughly 120 to 200 euros per month (about 125 to 210 USD) for a typical rental unit, plus potential one-time letting fees when finding new tenants.
The realistic range of property management fees in Randstad spans from 6% of rent for basic services or portfolio deals with multiple properties, up to 12% for comprehensive "full service" management that includes regular inspections, all tenant communication, and emergency response handling.
Standard property management services included in Randstad fees typically cover rent collection, basic tenant communication, arranging routine repairs, annual rent reviews, and handling check-in and check-out inspections, while tenant finding (with associated letting fees of one month's rent) and major renovation oversight are often charged separately.
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 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 |
|---|---|---|
| Pararius Rent Report Q4 2025 | Pararius is one of the biggest rental platforms in the Netherlands with consistent quarterly data. | We used its Q4 2025 euro-per-square-meter rents for Amsterdam, Rotterdam, The Hague, and Utrecht. We then converted these into typical monthly rents for 1-bed, 2-bed, and 3-bed apartments. |
| Kadaster (Dutch Land Registry) | Kadaster is the official land registry with data based on notarised transactions. | We used it to anchor purchase prices, especially euro-per-square-meter evidence for major cities. We then stress-tested yields to ensure they remain plausible as prices change. |
| NVM Market Analysis Q4 2025 | NVM is the largest Dutch realtor association with standardized quarterly reports. | We used its late-2025 market direction data to keep our early 2026 assumptions grounded. We also cross-checked it against Kadaster and CBS for market momentum. |
| CBS StatLine Price Index | CBS is the official statistics agency of the Netherlands. | We used CBS to anchor official price trends rather than relying on private asking-price portals. We kept yield ranges conservative for early 2026 to avoid over-extrapolation. |
| Belastingdienst Box 3 2026 | This is the official Dutch Tax Administration explaining wealth taxation rules. | We used it to model how Dutch taxation can reduce your net yield even when rents look strong. We also explained why cashflow yield and after-tax yield can diverge significantly. |
| Municipality of Rotterdam | This is the official Rotterdam city website with 2026 property tax rates. | We used it to estimate annual municipal owner costs based on WOZ value. We then translated those costs into a simple percentage drag on yield. |
| Municipality of The Hague | This is the official city site listing OZB percentages for property owners. | We used the published owner rate to estimate annual tax drag for The Hague apartments. We kept assumptions consistent across all Randstad cities. |
| BghU Utrecht Tax Rates 2026 | This is the official regional tax collector publishing Utrecht's 2026 local rates. | We used the Utrecht 2026 OZB percentage and fixed charges to build a realistic net yield cost stack. We converted yearly costs into monthly landlord budget figures. |
| Amsterdam Holiday Rental Rules | This is the official rulebook for short-term rentals in Amsterdam. | We used it to determine whether Airbnb yields are feasible in practice given caps and permits. We reflected those constraints in our short-term vs long-term yield comparison. |
| Onderzoek Utrecht Housing 2024 | This is the City of Utrecht's research office with transparent local housing data. | We used its Utrecht price anchors and Pararius-based rent metrics. We then adjusted gently into early 2026 rather than inventing unrealistic 2026 city prices. |
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