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Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Looking to rent in Randstad in 2026? You're in the right place.
We break down current housing rents across Amsterdam, Rotterdam, The Hague, and Utrecht so you know exactly what to expect.
This blog post is constantly updated with fresh data and market insights.
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
- Randstad rental listings in 2026 receive an average of 30 to 40 responses each, which means tenants face fierce competition and landlords can be very selective.
- Amsterdam rents per square meter in January 2026 are around €28, making it roughly 25% more expensive than Rotterdam or The Hague on a per-meter basis.
- Free-sector rentals in Randstad stay online for only about 18 days on average, which is historically short and signals an extremely tight market.
- Utrecht has seen the strongest year-over-year rent growth in the Randstad, climbing around 11% compared to Amsterdam's more modest 4% increase.
- Administrative vacancy in the Randstad hovers near 2%, leaving almost no slack in the rental market and keeping upward pressure on rents.
- Young professionals in Randstad typically cluster in neighborhoods like De Pijp, Lombok, and Blijdorp, where nightlife and transit access drive demand.
- Expats in Randstad often pay a premium for furnished apartments, with furnished units commanding roughly 10% to 20% more than unfurnished equivalents.
- Energy-efficient properties with good labels (A or B) in Randstad can fetch higher rents because tenants factor in lower utility bills when budgeting.
What are typical rents in Randstad as of 2026?
What's the average monthly rent for a studio in Randstad as of 2026?
As of early 2026, the average monthly rent for a studio in Randstad is around €1,050 (approximately $1,135 or £900), excluding utilities and typically unfurnished.
Most studios in Randstad fall within a range of €950 to €1,250 per month ($1,025 to $1,350 or £800 to £1,050), depending on the exact city and neighborhood.
The main factors that push studio rents up or down in Randstad include whether the unit is in Amsterdam proper (more expensive) versus outer cities like Almere or Zoetermeer (more affordable), plus energy efficiency, floor level, and proximity to transit hubs.
What's the average monthly rent for a 1-bedroom in Randstad as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Randstad is around €1,450 (approximately $1,565 or £1,220), unfurnished and excluding utilities.
Most 1-bedroom apartments in Randstad rent for between €1,250 and €1,850 per month ($1,350 to $2,000 or £1,050 to £1,560), with the range reflecting location and property quality.
Cheaper 1-bedroom rents in Randstad tend to appear in areas like Rotterdam-Zuid or The Hague's outer districts, while the highest rents cluster in Amsterdam's Oud-Zuid, Jordaan, and close-in commuter hubs like Amstelveen and Haarlem.
What's the average monthly rent for a 2-bedroom in Randstad as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Randstad is around €2,000 (approximately $2,160 or £1,680), unfurnished and excluding utilities.
Most 2-bedroom apartments in Randstad fall within a range of €1,700 to €2,600 per month ($1,835 to $2,810 or £1,430 to £2,190), with variation driven by location, energy label, and furnishing status.
The cheapest 2-bedroom rents in Randstad are typically found in Rotterdam's northern suburbs or Utrecht's Leidsche Rijn, while the most expensive cluster in Amsterdam's Canal Belt, Oud-Zuid, and upscale areas like Wassenaar near The Hague.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Randstad.
What's the average rent per square meter in Randstad as of 2026?
As of early 2026, the average rent per square meter in Randstad is around €25 per month (approximately $27 or £21), based on free-sector new tenancies.
Across different neighborhoods in Randstad, rent per square meter ranges from about €20 to €28 ($22 to $30 or £17 to £24), with Amsterdam consistently at the higher end and Rotterdam or The Hague somewhat lower.
Compared to other major Dutch cities outside the Randstad, these rates are significantly higher; cities like Eindhoven or Groningen typically see €16 to €19 per m², making Randstad roughly 30% to 50% more expensive per square meter.
Properties that push rent per square meter above average in Randstad usually have excellent energy labels (A or B), outdoor space like a balcony or terrace, and are located within walking distance of an Intercity train station.
How much have rents changed year-over-year in Randstad in 2026?
As of early 2026, rents in Randstad have increased by approximately 6% to 8% year-over-year, continuing a multi-year trend of above-inflation growth.
The main factors driving rent increases in Randstad this year include shrinking supply as landlords sell off properties (a trend called "uitponding"), persistent housing shortages, and strong demand from expats and young professionals.
This year's rent growth in Randstad is actually slightly lower than the peak of 2024, when some cities saw double-digit increases, but remains well above the long-term average of 2% to 3% annual growth.
What's the outlook for rent growth in Randstad in 2026?
As of early 2026, projected rent growth for Randstad over the full year is expected to land between 4% and 7%, depending on how supply and policy shifts play out.
Key factors likely to influence rent growth in Randstad include ongoing housing shortages, continued sell-offs by private landlords, and whether institutional investors increase their rental portfolios to fill the gap.
Neighborhoods expected to see the strongest rent growth in Randstad include Utrecht (which already led with 11% year-over-year gains in late 2025) and transit-connected areas like Zuidas in Amsterdam and Rotterdam Centraal.
Risks that could cause Randstad rent growth to differ from projections include sudden changes to rent regulation policies, an economic slowdown reducing expat relocations, or faster-than-expected new construction completions.
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 rent best in Randstad as of 2026?
Which neighborhoods have the highest rents in Randstad as of 2026?
As of early 2026, the top three neighborhoods with the highest average rents in Randstad are Amsterdam's Oud-Zuid (around €2,800/month or $3,025/£2,355 for a 2-bedroom), the Jordaan in Amsterdam (around €2,600/month or $2,810/£2,190), and The Hague's Statenkwartier (around €2,200/month or $2,375/£1,850).
These neighborhoods command premium rents in Randstad because they offer a combination of historic character, excellent walkability, proximity to high-income employment clusters, and limited new supply.
The tenant profiles that typically rent in these high-rent Randstad neighborhoods include senior expat professionals, dual-income couples in finance or tech, and diplomats or international organization employees (especially in The Hague).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Randstad.
Where do young professionals prefer to rent in Randstad right now?
The top three neighborhoods where young professionals prefer to rent in Randstad are De Pijp in Amsterdam, Centrum in Rotterdam, and Lombok in Utrecht.
Young professionals in these Randstad neighborhoods typically pay between €1,300 and €1,800 per month ($1,400 to $1,945 or £1,095 to £1,515) for a 1-bedroom apartment.
What draws young professionals to these Randstad neighborhoods is the combination of vibrant nightlife, abundant cafes and restaurants, excellent public transit connections, and a 15-minute-or-less commute to major employment centers.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Randstad.
Where do families prefer to rent in Randstad right now?
The top three neighborhoods where families prefer to rent in Randstad are Amstelveen (Amsterdam area), Hillegersberg in Rotterdam, and Leidsche Rijn in Utrecht.
Families renting 2-3 bedroom apartments in these Randstad neighborhoods typically pay between €1,800 and €2,500 per month ($1,945 to $2,700 or £1,515 to £2,105).
What makes these neighborhoods attractive to families in Randstad is the availability of larger units, green spaces and parks, safe streets, and practical amenities like parking and supermarkets within walking distance.
Top-rated schools near these family-friendly Randstad neighborhoods include international schools like the International School of Amsterdam (near Amstelveen), the American School of The Hague, and various highly-rated Dutch primary schools in Hillegersberg and Leidsche Rijn.
Which areas near transit or universities rent faster in Randstad in 2026?
As of early 2026, the top three areas near transit hubs or universities that rent fastest in Randstad are Zuidas (near Amsterdam Zuid station), the area around Utrecht Centraal, and properties near TU Delft in Delft.
Properties in these high-demand Randstad areas typically stay listed for just 10 to 14 days, compared to the market average of about 18 days.
The rent premium for properties within walking distance of major transit or universities in Randstad is roughly €100 to €200 per month ($108 to $216 or £84 to £168) above comparable units further away.
Which neighborhoods are most popular with expats in Randstad right now?
The top three neighborhoods most popular with expats in Randstad are Oud-Zuid and Amstelveen in the Amsterdam area, and Statenkwartier in The Hague.
Expats renting in these Randstad neighborhoods typically pay between €1,800 and €2,800 per month ($1,945 to $3,025 or £1,515 to £2,355) for a furnished 1-2 bedroom apartment.
What makes these neighborhoods attractive to expats in Randstad is the concentration of international schools, English-speaking services, proximity to multinational company headquarters, and established expat social networks.
The nationalities most represented in these Randstad expat neighborhoods include British, American, Indian, and Japanese professionals, many of whom work in finance, tech, or international organizations.
And if you are also an expat, you may want to read our exhaustive guide for expats in Randstad.
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Who rents, and what do tenants want in Randstad right now?
What tenant profiles dominate rentals in Randstad?
The top three tenant profiles that dominate the rental market in Randstad are young professionals (singles and couples), international expats and relocating households, and students plus postgraduate researchers.
Young professionals make up roughly 40% of Randstad rental demand, expats account for about 25%, and students plus researchers represent around 20%, with the remainder split among families and transitional renters.
Young professionals in Randstad typically seek 1-bedroom apartments (50-65 m²) near transit, expats often want furnished 2-bedrooms in established neighborhoods, and students look for studios or shared housing near universities.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Randstad.
Do tenants prefer furnished or unfurnished in Randstad?
In Randstad, roughly 35% of tenants prefer furnished rentals while about 65% prefer unfurnished, though this split varies significantly by tenant type.
Furnished apartments in Randstad typically command a rent premium of €150 to €300 per month ($162 to $324 or £126 to £252) compared to equivalent unfurnished units.
Tenant profiles that tend to prefer furnished rentals in Randstad include expats on short-term assignments (1-3 years), corporate relocations, and international students who don't want to invest in furniture.
Which amenities increase rent the most in Randstad?
The top five amenities that increase rent the most in Randstad are: a good energy label (A or B), private outdoor space (balcony or terrace), in-unit laundry facilities, proximity to an Intercity train station, and secure bicycle storage.
In Randstad, a good energy label can add €50 to €100 per month ($54 to $108), outdoor space adds €75 to €150 ($81 to $162), in-unit laundry adds €50 to €100 ($54 to $108), transit proximity adds €100 to €200 ($108 to $216), and proper bike storage adds €25 to €50 ($27 to $54).
In our property pack covering the real estate market in Randstad, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Randstad?
The top five renovations that get the best ROI for rental properties in Randstad are: insulation and window upgrades, kitchen modernization, bathroom refresh, flooring replacement, and layout improvements to create a proper bedroom.
In Randstad, insulation upgrades cost €5,000 to €15,000 ($5,400 to $16,200) and can increase rent by €75 to €150/month, kitchen updates cost €3,000 to €8,000 ($3,240 to $8,640) for €50 to €100/month more, bathroom refreshes cost €2,000 to €5,000 ($2,160 to $5,400) for €25 to €75/month more, flooring costs €1,500 to €4,000 ($1,620 to $4,320) for €25 to €50/month more, and layout changes vary widely but converting a large studio into a true 1-bedroom can add €150 to €250/month ($162 to $270).
Renovations that tend to have poor ROI and should be avoided by landlords in Randstad include luxury finishes that exceed neighborhood standards, hot tubs or saunas, and overly custom designs that limit tenant appeal.
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.
How strong is rental demand in Randstad as of 2026?
What's the vacancy rate for rentals in Randstad as of 2026?
As of early 2026, the vacancy rate for rental properties in Randstad is approximately 2%, which indicates an extremely tight market with very little available inventory.
Vacancy rates across different Randstad neighborhoods range from under 1% in prime Amsterdam areas like Oud-Zuid to around 3% in newer development zones like IJburg or Leidsche Rijn.
The current vacancy rate in Randstad is well below the historical average of 3% to 4%, reflecting years of undersupply and persistent population growth in the region.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Randstad.
How many days do rentals stay listed in Randstad as of 2026?
As of early 2026, rentals in Randstad stay listed for an average of about 18 to 21 days before being rented, which is historically very short.
Days on market in Randstad vary from as few as 7 to 10 days for well-priced 1-bedrooms near transit hubs, up to 30 days or more for overpriced units or those in less desirable locations.
The current days-on-market figure in Randstad is roughly the same as one year ago, when listings also hovered around 18 days, confirming that the tight conditions have persisted.
Which months have peak tenant demand in Randstad?
Peak months for tenant demand in Randstad are August through September and January, when competition for available rentals is fiercest.
The August-September peak in Randstad is driven by university term starts, corporate relocation cycles after summer, and families settling before the school year, while January sees "fresh start" moves and new job commencements.
The lowest tenant demand in Randstad typically occurs in November through December and in the summer holiday weeks of July, when fewer people are actively searching.
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 will my monthly costs be in Randstad as of 2026?
What property taxes should landlords expect in Randstad as of 2026?
As of early 2026, landlords in Randstad should expect to pay roughly €200 to €500 per year ($216 to $540 or £168 to £420) in property taxes (OZB), depending on the property's WOZ value and municipality.
Property taxes in Randstad range from about €150 per year for a €300,000 apartment in a lower-rate municipality to over €600 per year for a €700,000 property in a higher-rate city.
Property taxes in Randstad are calculated as a percentage of the WOZ value (government-assessed property value), with rates set by each municipality, typically ranging from 0.045% to 0.085% for owner-occupied or rental properties.
Please note that, in our property pack covering the real estate market in Randstad, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Randstad right now?
In Randstad, landlords most commonly pay utilities on behalf of tenants in furnished or "all-in" rental setups, which typically include gas, electricity, water, and sometimes internet.
Monthly utility costs in Randstad that landlords may cover typically run €180 to €300 ($194 to $324 or £151 to £252) for a standard apartment, though this varies significantly with energy efficiency and household size.
The common practice in Randstad is for unfurnished rentals to have tenants pay their own utilities directly, while furnished rentals aimed at expats often bundle utilities into the rent.
How is rental income taxed in Randstad as of 2026?
As of early 2026, rental income for most private landlords in Randstad is not taxed directly as income but rather the property is treated as an asset in Box 3 (wealth tax), where a deemed return is taxed at rates up to about 36%.
Landlords in Randstad can generally deduct mortgage interest and certain costs from their Box 3 calculation, though the specifics depend on how the property is held and whether it qualifies as business income (Box 1) instead.
A common tax mistake specific to Randstad landlords is misunderstanding how Box 3 works and failing to realize that actual rental income is not separately declared, which can lead to incorrect filings or missed planning opportunities.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| CBS (Statistics Netherlands) | CBS is the Netherlands' official national statistics agency, making it the most reliable source for demographic and housing data. | We used CBS vacancy data to establish baseline market tightness in Randstad. We also referenced their methodology to ensure our vacancy estimates were grounded in official definitions. |
| Pararius | Pararius is one of the largest rental listing platforms in the Netherlands with consistent quarterly reporting and disclosed methodology. | We used Pararius €/m² data to calculate average rents for studios, 1-bedrooms, and 2-bedrooms. We also used their demand metrics (responses per listing, days online) to assess market intensity. |
| NVM (Dutch Real Estate Agents Association) | NVM represents most Dutch real estate agents and publishes transaction-based market statistics with broad coverage. | We cross-checked portal data with NVM transaction records to validate rent levels. We also used their trend data to confirm year-over-year changes. |
| VGM NL | VGM NL is a recognized real estate advisory group that co-publishes rental market data with NVM. | We used VGM's Q3 2025 figures to corroborate Pararius data on €/m² and year-over-year changes. We incorporated their supply-side analysis into our outlook. |
| De Nederlandsche Bank (DNB) | DNB is the Dutch central bank and provides authoritative macroeconomic analysis of the housing market. | We anchored our rent growth outlook in DNB's macro housing analysis. We used their framework to explain structural drivers of Randstad rent pressure. |
| Rijksoverheid (Dutch Government) | This is a primary government document outlining official rent policy rules for 2025-2026. | We used the rent policy circular to explain how regulated rent caps influence landlord behavior. We incorporated policy context into our market outlook. |
| CBS Energy Tariffs Dataset | CBS provides official, regularly updated national data on consumer energy prices. | We used this dataset to estimate typical utility costs for Randstad households. We avoided anecdotal "average bill" claims by grounding our figures in official tariffs. |
| Nibud | Nibud is the Netherlands' trusted household budget institute, providing reliable spending guidance. | We converted CBS tariffs into realistic monthly utility budgets using Nibud's household-type ranges. We used their methodology to present costs by household size. |
| Waternet | Waternet is the official water utility for the Amsterdam area, publishing official tariffs directly. | We used Waternet's 2026 pricing to confirm that water costs are stable in parts of Randstad. We included this as a concrete Amsterdam-area utility reference. |
| Belastingdienst | The Belastingdienst is the Dutch tax authority, providing primary guidance on tax treatment. | We used their Box 3 guidance to explain how rental income is typically taxed for private landlords. We avoided third-party interpretations by citing the official source. |
| Rotterdam OZB Ordinance | This is an official publication of Rotterdam's local property tax regulations for 2026. | We used this document to ground our property tax explanations in primary law text. We used Rotterdam as one anchor for the Randstad tax rate range. |
| The Hague OZB Document | This is a direct municipal document with stated 2026 OZB tariffs for The Hague. | We used the specific tariff (0.0523% for owner-occupied) to provide a concrete Randstad tax example. We bounded our landlord cost estimates using this data. |
| Vastgoed Actueel | Vastgoed Actueel is a national trade press outlet that explicitly cites Pararius methodology and data. | We used their reporting on days-on-market to quantify how fast units rent in Randstad. We treated them as a relay for Pararius data, not as the primary source. |
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