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SUMMARY
We analyzed apartment rental yields in Randstad, as of 2026, for residential apartment buyers, using the raw Randstad apartment yield dataset provided. The dataset compares purchase prices, monthly rents, gross yields, and net yields across selected neighborhoods in Amsterdam, Rotterdam, The Hague, and Utrecht.
We update this tracker regularly, so the numbers should be read as a current May 2026 snapshot of apartment rental yields in Randstad rather than a permanent valuation.
The main finding is clear: Rotterdam and The Hague offer the strongest yield profile in the table, while prime Amsterdam and central Utrecht usually offer weaker income returns because purchase prices are high.
Blijdorp, Katendrecht, Bezuidenhout, Zeeheldenkwartier, and Amsterdam-Noord are the strongest practical yield areas. They combine real tenant demand with net yields that can reach roughly 4.0% to 4.4% for smaller apartments.
Studios usually give the best apartment rental yields in Randstad. In every neighborhood in the dataset, studios produce a higher net yield than 1-bedroom and 2-bedroom apartments because rent per square metre is stronger.
The weakest pure income areas are Oud-Zuid, Binnenstad Utrecht, Jordaan, Kop van Zuid, and Wittevrouwen. These can be excellent places to own, but the rental income does not keep pace with the purchase price.
For a foreign individual buyer, the safest beginner format is usually a well-located 1-bedroom apartment. Studios show stronger yield, but 1-bedroom apartments often give better tenant depth, lower turnover, and a more balanced resale story.
The main Randstad risk is not just choosing the wrong city. It is buying a weak building inside a good district, especially where VvE reserves, energy labels, WWS rent caps, maintenance needs, or transport access are poor.
The practical takeaway is that income buyers should look hardest at Blijdorp, Katendrecht, Bezuidenhout, Zeeheldenkwartier, Leidsche Rijn, and Amsterdam-Noord, while treating Oud-Zuid and central Utrecht more as capital-preservation or lifestyle markets than yield markets.
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Neighborhoods and apartment rental yields in Randstad in 2026
This table compares apartment rental yields in Randstad by neighborhood and apartment size.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Randstad.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Amsterdam-Noord (Amsterdam) | €260,000 | €1,250 | 5.8% | 4.0% | €380,000 | €1,650 | 5.2% | 3.6% | €525,000 | €2,100 | 4.8% | 3.3% |
| Bezuidenhout (The Hague) | €200,000 | €1,025 | 6.2% | 4.3% | €295,000 | €1,375 | 5.6% | 3.9% | €410,000 | €1,750 | 5.1% | 3.6% |
| Binnenstad (Utrecht) | €295,000 | €1,250 | 5.1% | 3.4% | €430,000 | €1,650 | 4.6% | 3.1% | €595,000 | €2,100 | 4.2% | 2.8% |
| Blijdorp (Rotterdam) | €180,000 | €950 | 6.3% | 4.4% | €265,000 | €1,275 | 5.8% | 4.0% | €370,000 | €1,625 | 5.3% | 3.7% |
| De Pijp (Amsterdam) | €320,000 | €1,475 | 5.5% | 3.8% | €470,000 | €1,975 | 5.0% | 3.4% | €650,000 | €2,525 | 4.7% | 3.2% |
| Jordaan (Amsterdam) | €340,000 | €1,575 | 5.6% | 3.7% | €500,000 | €2,100 | 5.0% | 3.3% | €690,000 | €2,675 | 4.7% | 3.1% |
| Katendrecht (Rotterdam) | €200,000 | €1,025 | 6.2% | 4.4% | €295,000 | €1,375 | 5.6% | 4.0% | €410,000 | €1,750 | 5.1% | 3.6% |
| Kop van Zuid (Rotterdam) | €275,000 | €1,200 | 5.2% | 3.7% | €410,000 | €1,600 | 4.7% | 3.3% | €565,000 | €2,050 | 4.4% | 3.0% |
| Kralingen (Rotterdam) | €240,000 | €1,125 | 5.6% | 3.9% | €350,000 | €1,475 | 5.1% | 3.5% | €485,000 | €1,900 | 4.7% | 3.3% |
| Leidsche Rijn (Utrecht) | €215,000 | €1,000 | 5.6% | 4.1% | €315,000 | €1,325 | 5.0% | 3.7% | €440,000 | €1,700 | 4.6% | 3.4% |
| Lombok (Utrecht) | €240,000 | €1,125 | 5.6% | 3.9% | €350,000 | €1,475 | 5.1% | 3.5% | €485,000 | €1,900 | 4.7% | 3.2% |
| Oud-West (Amsterdam) | €315,000 | €1,450 | 5.5% | 3.8% | €465,000 | €1,925 | 5.0% | 3.4% | €645,000 | €2,475 | 4.6% | 3.1% |
| Oud-Zuid (Amsterdam) | €375,000 | €1,525 | 4.9% | 3.2% | €555,000 | €2,025 | 4.4% | 2.9% | €770,000 | €2,600 | 4.1% | 2.7% |
| Scheveningen / Statenkwartier (The Hague) | €250,000 | €1,200 | 5.8% | 3.9% | €370,000 | €1,600 | 5.2% | 3.5% | €510,000 | €2,050 | 4.8% | 3.3% |
| Wittevrouwen (Utrecht) | €275,000 | €1,200 | 5.2% | 3.6% | €400,000 | €1,600 | 4.8% | 3.3% | €555,000 | €2,050 | 4.4% | 3.0% |
| Zeeheldenkwartier (The Hague) | €210,000 | €1,075 | 6.1% | 4.2% | €310,000 | €1,425 | 5.5% | 3.8% | €430,000 | €1,825 | 5.1% | 3.5% |
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 offer the best net yield among areas people actually want to live in Randstad?
The best net-yield neighborhoods among areas people actually want to live in Randstad are Blijdorp, Katendrecht, Bezuidenhout, Zeeheldenkwartier, and Amsterdam-Noord.
These areas are not just cheap on paper. They combine credible tenant demand with net yields that are stronger than most prime Amsterdam and central Utrecht districts.
Blijdorp is the clearest Rotterdam example. A studio is estimated at €180,000 and €950 monthly rent, producing 6.3% gross yield and 4.4% net yield.
Katendrecht is close behind. A 1-bedroom apartment is estimated at €295,000 and €1,375 monthly rent, giving 5.6% gross yield and 4.0% net yield.
Bezuidenhout and Zeeheldenkwartier give The Hague a strong income profile. Bezuidenhout studios reach 4.3% net yield, while Zeeheldenkwartier studios reach 4.2% net yield.
Amsterdam-Noord is the best Amsterdam compromise in this dataset. A studio reaches 4.0% net yield, which is materially better than Oud-Zuid, Jordaan, De Pijp, and Oud-West for pure rental income.
Where can I find apartments with above-average yields and below-average entry prices in Randstad?
The best Randstad neighborhoods for above-average yields and below-average entry prices are Blijdorp, Bezuidenhout, Katendrecht, Leidsche Rijn, and Zeeheldenkwartier.
These are not the cheapest possible locations in the Randstad. They are better described as practical income areas where the rent still makes sense relative to the purchase price.
Blijdorp has the lowest studio entry point in the dataset at €180,000. That studio rents for about €950 per month and produces 4.4% net yield.
Bezuidenhout is similarly efficient. A 1-bedroom apartment is estimated at €295,000 with €1,375 monthly rent, giving about 3.9% net yield.
Leidsche Rijn is attractive for a different reason. A studio is estimated at €215,000 and 4.1% net yield, while newer stock can reduce maintenance surprises for a beginner buyer.
The practical warning is that below-average entry price is not enough. A low price only helps if the building has tenant depth, sensible service charges, good energy quality, and realistic resale liquidity.
Where does the rent level justify the purchase price most clearly in Randstad?
The rent level most clearly justifies the purchase price in Blijdorp, Bezuidenhout, Katendrecht, Zeeheldenkwartier, and Amsterdam-Noord.
These neighborhoods show the cleanest rent-to-price relationship in the table. The buyer is not relying only on prestige or future capital appreciation to make the investment case work.
Blijdorp is the clearest example. A 1-bedroom apartment costs about €265,000 and rents for about €1,275 per month, giving 5.8% gross yield and 4.0% net yield.
Katendrecht has a similar profile. A studio costs about €200,000, rents for €1,025 per month, and produces 6.2% gross yield and 4.4% net yield.
Amsterdam-Noord is the most rational Amsterdam area in this dataset. A 1-bedroom apartment is estimated at €380,000 and €1,650 monthly rent, giving 3.6% net yield, which is stronger than the inner Amsterdam prestige districts.
The contrast with Oud-Zuid is useful. An Oud-Zuid 1-bedroom costs about €555,000 and rents for about €2,025, but the net yield is only 2.9%.
We have actually built the our real estate pack about Randstad to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Randstad?
The best Randstad neighborhoods for stable rental income are Bezuidenhout, Kralingen, Leidsche Rijn, Wittevrouwen, and Scheveningen / Statenkwartier.
These areas do not always produce the highest net rental yields in Randstad, but they offer more balanced tenant demand and less dependence on one renter profile.
Bezuidenhout works because The Hague has a durable professional tenant base. A 1-bedroom apartment shows €1,375 monthly rent and about 3.9% net yield, which is strong without depending on speculative demand.
Kralingen is a Rotterdam stability play. It has students, professionals, and higher-income local renters, and the 1-bedroom estimate of 3.5% net yield is reasonable for a more established district.
Leidsche Rijn is different from the historic inner districts. It offers newer buildings, better energy profiles in many cases, and a studio net yield of about 4.1%.
Scheveningen / Statenkwartier and Wittevrouwen are more about stable tenants than maximum yield. Their 2-bedroom net yields are about 3.3% and 3.0%, but the renter base can be more settled when the specific apartment is well chosen.
Which apartment type gives the best return for the lowest total investment in Randstad?
The best Randstad apartment type for the strongest return at the lowest total investment is usually the studio apartment.
The dataset is very consistent. Studios have the highest net rental yield in every neighborhood shown, while 2-bedroom apartments usually have the lowest yield.
Blijdorp studios show about 4.4% net yield, Katendrecht studios also show 4.4%, Bezuidenhout studios show 4.3%, and Zeeheldenkwartier studios show 4.2%.
Two-bedroom apartments often earn higher monthly rent, but the purchase price rises faster than the rent. Oud-Zuid is the clearest example, with a 2-bedroom price of €770,000 and only 2.7% net yield.
The lowest total investment also comes from studios. Blijdorp studios are estimated at €180,000, Bezuidenhout studios at €200,000, and Katendrecht studios at €200,000.
The practical takeaway is that a studio can be the best income tool, but a 1-bedroom apartment can be the safer beginner format. A 1-bedroom usually offers a wider tenant pool and less turnover risk.
We give you more details in the our real estate pack about Randstad.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Randstad?
The Randstad neighborhoods that combine strong rental income with lower vacancy risk are De Pijp, Oud-West, Bezuidenhout, Kralingen, and Wittevrouwen.
These areas have tenant depth. That means a buyer is not depending only on one narrow renter group or one temporary market story.
De Pijp and Oud-West have high Amsterdam rents. A 1-bedroom apartment rents for about €1,975 in De Pijp and €1,925 in Oud-West, with net yields around 3.4%.
Bezuidenhout gives a stronger income ratio at a lower purchase price. A 1-bedroom apartment costs about €295,000 and produces about 3.9% net yield.
Kralingen is useful because it has several renter pools at once. A 2-bedroom apartment rents for about €1,900 per month, which supports a 3.3% net yield in a more established Rotterdam area.
Wittevrouwen is less compelling for maximum yield, but demand is resilient. For a cautious buyer, that can matter as much as the extra 0.3 or 0.5 percentage point of yield in a less liquid area.
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 areas look overpriced relative to their rental income in Randstad?
The Randstad areas that look most overpriced relative to rental income are Oud-Zuid, Binnenstad Utrecht, Jordaan, Kop van Zuid, and Wittevrouwen.
These are good places to live. The issue is that purchase prices absorb too much of the rental income.
Oud-Zuid is the clearest example. A 2-bedroom apartment is estimated at €770,000 and €2,600 monthly rent, giving only 4.1% gross yield and 2.7% net yield.
Binnenstad Utrecht also looks stretched for income buyers. A 2-bedroom apartment costs about €595,000 and rents for about €2,100, producing about 2.8% net yield.
Jordaan shows the same pattern. A 2-bedroom apartment rents for a high €2,675 per month, but the purchase price of about €690,000 leaves the net yield at only 3.1%.
Kop van Zuid and Wittevrouwen are not weak neighborhoods, but they are less efficient for rental income. Their 2-bedroom net yields are about 3.0%, so a buyer needs a lifestyle, liquidity, or long-term scarcity argument as well as rent.
Which neighborhoods should I avoid even if the rental yield looks attractive in Randstad?
A beginner Randstad investor should avoid weak micro-locations, weak buildings, and apartments whose legal rent may be capped below the assumed market rent, even when the district yield looks attractive.
The caution list is building-specific rather than a full ban on any one neighborhood. The right apartment in Blijdorp or Bezuidenhout can work, while the wrong apartment in a good district can still disappoint.
Amsterdam-Noord needs transport discipline. Its studio net yield is about 4.0%, but the rental case is strongest near ferries, metro links, IJ-side activity, and daily amenities.
Leidsche Rijn also needs micro-location discipline. Studios show 4.1% net yield, but small apartments in weakly connected suburban pockets may not rent as quickly as the district average suggests.
In Lombok, Zeeheldenkwartier, and Kralingen, the risk is often building-level. Poor energy labels, weak VvE reserves, older construction, and renovation needs can cut the real net return.
The honest beginner rule is simple: do not buy the cheapest apartment in a good Randstad neighborhood unless the VvE, WWS points, energy label, rent ceiling, and maintenance profile all make sense.
Which neighborhoods look risky even though the rental yield is high in Randstad?
The Randstad neighborhoods that can look risky despite high rental yield are Amsterdam-Noord, Leidsche Rijn, Lombok, Katendrecht, and Zeeheldenkwartier, depending on the exact street and building.
These areas are investable, but the yield is not automatic. A strong district average can hide a weak specific apartment.
Amsterdam-Noord has a good estimated studio net yield of 4.0%. The risk is that demand is much stronger near ferry, metro, and IJ-side regeneration zones than in less connected pockets.
Leidsche Rijn shows about 4.1% net yield for studios. The risk is that it is more suburban and family-oriented, so a poorly located small apartment may not rent like a central Utrecht studio.
Katendrecht has a strong Rotterdam yield story, with studios around 4.4% net yield. But part of that story is regeneration, so the exact location near amenities and transport matters.
Zeeheldenkwartier is attractive, but older buildings require discipline. VvE costs, renovation needs, and energy upgrades can reduce the real return quickly.
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What neighborhoods should I avoid when buying a rental apartment in Randstad?
When buying a rental apartment in Randstad, a beginner should avoid weak outer micro-locations, buildings with poor VvE reserves, and expensive prestige units bought only for rental income.
The avoid decision should be made at building level. Randstad apartment rental yields depend heavily on legal rent rules, maintenance costs, energy quality, and tenant access.
Avoid far-from-transit Amsterdam-Noord if the apartment depends on central Amsterdam tenants. The area can work, but weaker locations do not deserve the same yield assumption as IJ-side or metro-linked areas.
Avoid low-quality Lombok or Zeeheldenkwartier stock if the building needs major maintenance. The neighborhood demand is real, but old buildings can hide costs that lower the net yield.
Avoid premium-priced Oud-Zuid and Binnenstad Utrecht units if your main goal is income. The table shows net yields can fall below 3.0% on larger units in both markets.
Avoid oversized 2-bedroom apartments in expensive prestige areas unless the tenant profile is very clear. In Randstad, rent often does not rise as fast as the purchase price once the unit becomes larger and more expensive.
Which neighborhoods are seeing rental demand weaken, and why, in Randstad?
The clearest Randstad rental-demand weakening is not a broad collapse. It is softer demand at the expensive end of the apartment market.
The neighborhoods most exposed are Oud-Zuid, Jordaan, Binnenstad Utrecht, Kop van Zuid, and Scheveningen / Statenkwartier, especially for larger apartments above roughly €2,000 per month.
Oud-Zuid and Jordaan 2-bedroom apartments rent for about €2,600 to €2,675 per month in the dataset. Those rents can be achieved, but the tenant pool is narrower and often depends on expat, corporate, or high-income local demand.
Kop van Zuid has the same issue. It is desirable, but premium waterfront pricing means a 2-bedroom apartment produces only about 3.0% net yield despite €2,050 monthly rent.
Scheveningen / Statenkwartier still has stable demand, but larger units need the right tenant. A 2-bedroom rents for about €2,050 and produces about 3.3% net yield.
The practical interpretation is that demand for Randstad housing is still deep. The weaker spot is affordability at the premium end, where a high monthly rent reduces the number of realistic tenants.
Which neighborhoods are seeing new developments that could create stronger rental demand in Randstad?
The Randstad neighborhoods where new development could support stronger rental demand are Amsterdam-Noord, Katendrecht, Leidsche Rijn, Bezuidenhout, Zeeheldenkwartier, and areas linked to major station and regeneration projects.
The important distinction is demand creation versus supply creation. New homes can add competition, but transport, offices, universities, hospitals, and mixed-use districts can deepen the tenant pool.
Amsterdam-Noord benefits from the long-running shift of activity across the IJ. That matters because Amsterdam-Noord already has the best Amsterdam yield profile in the dataset, with studios around 4.0% net yield.
Katendrecht benefits from Rotterdam waterfront regeneration and proximity to Kop van Zuid. Its 1-bedroom net yield of 4.0% is stronger than Kop van Zuid's 3.3% because prices are still less fully premium.
Leidsche Rijn is supported by Utrecht's growth corridor and newer residential stock. The studio estimate of 4.1% net yield is attractive because it combines lower entry price with potentially lower maintenance risk.
The Hague station-area demand supports Bezuidenhout and Zeeheldenkwartier. Those neighborhoods have strong studio net yields of 4.3% and 4.2%, while still serving practical professional tenant demand.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Randstad?
The neighborhoods that have become less attractive for apartment investors over the last 12 months in Randstad are mainly the expensive prestige areas where purchase prices look heavy relative to rent.
The main examples are Oud-Zuid, Jordaan, Binnenstad Utrecht, Kop van Zuid, and Wittevrouwen.
Oud-Zuid remains highly desirable, but its income profile is weak. A 1-bedroom apartment is estimated at €555,000 and €2,025 monthly rent, producing only 2.9% net yield.
Binnenstad Utrecht is similar. A 2-bedroom apartment is estimated at €595,000 and €2,100 monthly rent, which leaves the net yield at only 2.8%.
Kop van Zuid is not a weak district, but it has become more yield-sensitive. Premium waterfront pricing means a 1-bedroom produces about 3.3% net yield and a 2-bedroom about 3.0%.
Wittevrouwen has strong livability, but the yield math is not especially forgiving. A 2-bedroom costs around €555,000 and rents for €2,050, giving about 3.0% net yield.
The practical conclusion is not to avoid these neighborhoods automatically. The conclusion is to avoid buying them as pure income plays unless the exact apartment has a clear pricing discount or a very strong tenant story.
Which apartment types are becoming harder to rent in Randstad, and in which neighborhoods?
The apartment type becoming harder to rent in Randstad is the expensive 2-bedroom apartment, especially in Oud-Zuid, Jordaan, Binnenstad Utrecht, Kop van Zuid, and Scheveningen / Statenkwartier.
The issue is not that 2-bedroom apartments are unwanted. The issue is that rents above roughly €2,000 to €2,700 per month reduce the tenant pool.
Oud-Zuid 2-bedroom apartments are estimated at €2,600 monthly rent and only 2.7% net yield. Jordaan 2-bedroom apartments rent for about €2,675 and produce about 3.1% net yield.
Binnenstad Utrecht shows the same pattern. A 2-bedroom apartment rents for about €2,100 per month, but the €595,000 purchase price leaves only 2.8% net yield.
Kop van Zuid and Scheveningen / Statenkwartier can still rent well, but premium rents require a narrower tenant profile. A unit may need views, parking, modern finish, energy quality, or a strong location to justify the rent.
Studios remain the most efficient format in the dataset. The strongest examples are Blijdorp and Katendrecht at 4.4% net yield, Bezuidenhout at 4.3%, and Zeeheldenkwartier at 4.2%.
One-bedroom apartments are the safest compromise. They usually rent to single professionals and couples, avoid some studio turnover, and require less capital than 2-bedroom apartments.
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INSIGHTS
These insights are drawn from the Randstad apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Randstad.
- Rotterdam offers the strongest yield logic in the dataset. Blijdorp and Katendrecht both show studio net yields of 4.4%, which is meaningfully stronger than most Amsterdam and Utrecht options.
- The Hague is the most balanced alternative to Rotterdam. Bezuidenhout and Zeeheldenkwartier offer attractive yields without relying only on low purchase prices.
- Amsterdam-Noord is the best Amsterdam yield compromise. It does not have the prestige of Oud-Zuid or Jordaan, but the studio net yield of 4.0% is more convincing for income buyers.
- Studios are the most efficient Randstad apartment type because small units convert rent into yield more effectively. This pattern appears in every neighborhood in the dataset.
- One-bedroom apartments are often the best beginner product. They give up some yield compared with studios, but the tenant pool is usually deeper and the resale story is easier to understand.
- Two-bedroom apartments are weaker for pure yield in expensive districts. The buyer receives higher monthly rent, but often pays too much extra purchase price to get it.
- Oud-Zuid is a prestige market, not a yield market. The 2-bedroom net yield of 2.7% shows how much of the value is tied to scarcity, lifestyle, and capital preservation rather than rent.
- Binnenstad Utrecht has strong tenant appeal, but prices make the income return thin. A 2-bedroom net yield of 2.8% leaves little room for financing costs, taxes, or repairs.
- Kop van Zuid is desirable, but waterfront pricing compresses the yield. Katendrecht offers a stronger income profile because prices are less fully priced as premium waterfront stock.
- Leidsche Rijn is useful for buyers who want lower entry prices and newer stock. The area may not feel as central as Wittevrouwen, but the studio yield and maintenance profile are attractive.
- Lombok and Zeeheldenkwartier require building-level discipline. Older buildings can work well, but VvE reserves, energy labels, and renovation costs matter more than the neighborhood name.
- De Pijp and Oud-West show that high Amsterdam rents do not automatically mean high yields. Purchase prices absorb much of the rent, so net yields stay around the mid-3% range.
- Gross yield alone is not enough in Randstad. Vacancy, service charges, maintenance, letting costs, management, and regulation can change the real return materially.
- The strongest yield areas are not obscure low-demand neighborhoods. Blijdorp, Katendrecht, Bezuidenhout, and Zeeheldenkwartier are livable districts with real tenant depth.
- The weakest beginner mistake is buying the cheapest unit in a good area. A bad building, poor legal rent position, weak energy label, or thin VvE reserve can destroy an otherwise attractive yield.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Randstad neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable apartment segments where possible.
We manually researched current residential sale and rental listings across major Dutch real estate platforms such as Funda, Pararius, and Huurwoningen.nl. We did not reuse a third-party yield dataset.
For each neighborhood and apartment type, we collected comparable sale listings ourselves, then cleaned the sample. Duplicate listings, incomplete listings, luxury outliers, distressed assets, serviced-style offers, unrealistic asking prices, and clearly non-comparable properties were removed.
We then estimated a realistic purchase price for each apartment segment. The median price was used as the main reference where possible, while the average was used only when the sample was clean and did not contain obvious outliers.
We built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected comparable rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we avoided applying one flat discount across every property. The deduction was adjusted by neighborhood and apartment type because a small central studio, an older apartment with high VvE costs, and a larger premium unit do not have the same cost structure.
The net yield adjustment reflects the costs and risks that matter for residential apartment ownership, including vacancy, letting fees, maintenance, management costs, insurance, local charges, service charges, VvE costs, repairs, tax friction, and building-level risk.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to this work, and they are also what you will find in our real estate pack about Randstad.
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