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Everything you need to know before buying real estate is included in our The Netherlands Property Pack
The Randstad region remains one of Europe's most competitive property markets in 2026, with prices still rising despite more homes coming onto the market from landlords selling off rental units.
We constantly update this blog post to give you the freshest data and insights on which neighborhoods in Amsterdam, Rotterdam, Utrecht, and The Hague are worth your attention as a foreign buyer.
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's the Current Real Estate Market Situation by Area in Randstad?
Which areas in Randstad have the highest property prices per square meter in 2026?
As of early 2026, the top three areas in Randstad with the highest property prices per square meter are Amsterdam's Grachtengordel (the Canal Belt), the Jordaan neighborhood, and Oud-Zuid, which includes the prestigious Museumkwartier and Apollobuurt districts.
In these most expensive parts of Randstad, you can expect to pay anywhere from 9,500 euros to 14,000 euros per square meter, with canal-view properties and landmark buildings sometimes pushing even higher.
The reason these neighborhoods command such prices comes down to very specific factors:
- Grachtengordel: UNESCO World Heritage status and extreme scarcity of 17th-century canal houses.
- Jordaan: Boutique character, no new construction possible, and massive demand from creatives and professionals.
- Oud-Zuid (Museumkwartier/Apollobuurt): Family-sized apartments near top schools and the cultural hub of the Rijksmuseum.
- Zuidas (Prinses Irenebuurt): Proximity to Amsterdam's main business district and excellent train connections.
Which areas in Randstad have the most affordable property prices in 2026?
As of early 2026, the most affordable property prices per square meter in Randstad can be found in Rotterdam Zuid (particularly Carnisse and Tarwewijk), Amsterdam Zuidoost (Holendrecht and Bijlmer edges), The Hague's Escamp district (Moerwijk and Morgenstond), and Utrecht's Overvecht neighborhood.
In these more affordable areas of Randstad, prices typically range from 2,700 euros to 5,200 euros per square meter, which is roughly half or even a third of what you would pay in the premium neighborhoods.
The main trade-offs you should expect when buying in these lower-priced areas include higher tenant management effort in Rotterdam Zuid due to stricter landlord regulations, longer commute times from Amsterdam Zuidoost to the city center, post-war housing stock that may need energy upgrades in The Hague's Escamp, and lower owner-occupancy rates in Utrecht's Overvecht which can affect resale liquidity.
You can also read our latest analysis regarding housing prices in Randstad.
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 Areas in Randstad Offer the Best Rental Yields?
Which neighborhoods in Randstad have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Randstad delivering the highest gross rental yields are Rotterdam's Oude Noorden (around 5.5% to 6.5%), parts of Delfshaven like Middelland (5% to 6.8%), The Hague's Laakhavens area near Hollands Spoor station (5% to 6.5%), and Amsterdam Zuidoost near the ArenA (4.5% to 6%).
Across Randstad as a whole, gross rental yields for investment properties typically range from 4% to 6.5%, with Amsterdam's prime areas sitting at the lower end (around 3.5% to 4.5%) and Rotterdam offering the strongest returns due to its more affordable purchase prices.
Here is why these top-yielding neighborhoods in Randstad outperform other areas:
- Rotterdam Oude Noorden: Purchase prices remain 40% below Amsterdam, but tenant demand from young professionals is very strong.
- Delfshaven (Middelland): Gentrifying character attracts stable tenants while entry prices stay accessible.
- The Hague Laakhavens: Direct train access to Amsterdam and strong expat demand from nearby international organizations.
- Amsterdam Zuidoost: Lower purchase prices combined with metro connectivity to Zuidas business district.
Finally, please note that we cover the rental yields in Randstad here.
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Which Areas in Randstad Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Randstad perform best on Airbnb in 2026?
As of early 2026, the neighborhoods in Randstad that perform best on Airbnb based on occupancy rates and nightly rates are Amsterdam's Jordaan and De Pijp (averaging 120 to 180 euros per night), The Hague's Scheveningen-Bad near the beach (100 to 150 euros per night), and Rotterdam's Centrum around the Cool district (80 to 130 euros per night).
Top-performing Airbnb properties in these Randstad neighborhoods can generate monthly revenues ranging from 2,500 euros to 4,500 euros, though you must factor in strict regulations that cap the number of nights you can rent out in most cities.
What makes these neighborhoods outperform others for short-term rentals in Randstad:
- Jordaan (Amsterdam): Iconic canal views and walkability to major attractions drive premium nightly rates.
- De Pijp (Amsterdam): Vibrant market streets and local vibe attract tourists seeking authentic experiences.
- Scheveningen-Bad (The Hague): Beachfront location creates strong seasonal demand from domestic and German tourists.
- Rotterdam Centrum (Cool district): Modern architecture tourism and business travelers support steady bookings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Randstad.
Which tourist areas in Randstad are becoming oversaturated with short-term rentals?
The top three tourist areas in Randstad that are becoming oversaturated with short-term rentals are Amsterdam's Centrum (especially the Canal Belt and Red Light District surroundings), Amsterdam's De Pijp neighborhood, and The Hague's Scheveningen beach strip.
In these oversaturated areas of Randstad, the density of active short-term rental listings has triggered strict enforcement from municipalities, with Amsterdam limiting rentals to just 30 nights per year and requiring registration through a mandatory permit system.
The clearest sign of oversaturation in these Randstad areas is not just listing density but the combination of rising neighbor complaints, tightening municipal rules, and the fact that enforcement actions (fines up to 21,750 euros in Amsterdam) have become routine rather than exceptional.
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 Areas in Randstad Are Best for Long-Term Rentals?
Which neighborhoods in Randstad have the strongest demand for long-term tenants?
The top neighborhoods in Randstad with the strongest demand for long-term tenants are Amsterdam's Zuidas catchment area (including Buitenveldert edges), Utrecht's Stationsgebied, The Hague's Bezuidenhout near Central Station, and Rotterdam's Kralingen near Erasmus University.
In these high-demand Randstad neighborhoods, rental vacancy is practically nonexistent, with well-priced properties often receiving dozens of applications within days and renting out in under two weeks.
Here is what type of tenant predominantly drives demand in each of these neighborhoods:
- Amsterdam Zuidas/Buitenveldert: International corporate professionals working at law firms, banks, and multinationals.
- Utrecht Stationsgebied: Young professionals commuting across the Netherlands thanks to Utrecht's central rail hub.
- The Hague Bezuidenhout: Diplomats, EU agency staff, and international organization employees.
- Rotterdam Kralingen: University students and young graduates entering the workforce at nearby companies.
What makes these neighborhoods especially attractive to long-term tenants in Randstad is direct access to Intercity train stations, which allows a 30-minute commute to multiple job centers across the region.
Finally, please note that we provide a very granular rental analysis in our property pack about Randstad.
What are the average long-term monthly rents by neighborhood in Randstad in 2026?
As of early 2026, average long-term monthly rents in Randstad's main neighborhoods range from around 1,100 euros in Rotterdam's outer districts to over 3,500 euros for family-sized apartments in Amsterdam's Jordaan or Oud-Zuid.
For entry-level apartments (around 50 square meters) in Randstad's most affordable neighborhoods like Rotterdam Zuid or The Hague's Escamp, you can expect monthly rents between 1,050 euros and 1,450 euros, excluding utilities.
In mid-range Randstad neighborhoods like Amsterdam Oost (Indische Buurt), Utrecht's Lombok, or Rotterdam's Oude Noorden, a typical 50 to 80 square meter apartment rents for 1,500 euros to 2,500 euros per month.
For high-end apartments in Randstad's most expensive neighborhoods like Amsterdam's Grachtengordel, Oud-Zuid, or Utrecht's Binnenstad, monthly rents for a 70 to 100 square meter unit typically range from 2,800 euros to 4,500 euros.
You may want to check our latest analysis about the rents in Randstad here.
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Which Are the Up-and-Coming Areas to Invest in Randstad?
Which neighborhoods in Randstad are gentrifying and attracting new investors in 2026?
As of early 2026, the top neighborhoods in Randstad that are currently gentrifying and attracting new investors include Amsterdam Noord's Buiksloterham and NDSM-werf area, Rotterdam's Pompenburg district, The Hague's Binckhorst, and Utrecht's Merwedekanaalzone.
These gentrifying Randstad neighborhoods have experienced annual price appreciation of around 8% to 12% over the past two years, outperforming their respective city averages as infrastructure improvements and new development projects reshape the areas.
Which areas in Randstad have major infrastructure projects planned that will boost prices?
The top areas in Randstad with major infrastructure projects expected to boost property prices are Amsterdam Zuid around Station Amsterdam Zuid, The Hague's Central Innovation District, Utrecht's Merwedekanaalzone, and Rotterdam's Pompenburg redevelopment zone.
Specific infrastructure projects currently underway or planned include the Zuidasdok project transforming Amsterdam Zuid's station area, The Hague's Central Innovation District creating a new knowledge hub, Utrecht's Merwedekanaalzone adding 6,000 new homes, and Rotterdam's Pompenburg delivering 1,100 new housing units.
Historically, major infrastructure projects in Randstad have delivered price increases of 10% to 20% above city averages in the five years following completion, though near-term construction disruption can temporarily dampen values.
You'll find our latest property market analysis about Randstad here.
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 in Randstad Should I Avoid as a Property Investor?
Which neighborhoods in Randstad with lots of problems I should avoid and why?
The top neighborhoods in Randstad with significant problems that investors should generally approach with caution include parts of Rotterdam Zuid (especially Carnisse in the Charlois district), selected micro-blocks in Utrecht's Overvecht, and certain streets in The Hague's Schilderswijk and Transvaal areas.
Here is the main problem affecting each of these Randstad neighborhoods:
- Rotterdam Zuid (Carnisse): Explicit municipal landlord regulations create extra compliance burden and enforcement risk.
- Utrecht Overvecht (selected blocks): Lower owner-occupancy rates and weaker socio-economic indicators increase tenant turnover.
- The Hague Schilderswijk/Transvaal: Street-by-street variation means careful due diligence is essential to avoid problem buildings.
- Amsterdam Zuidoost (weak building stock): Older apartment blocks may have costly VvE (homeowners association) issues.
For any of these Randstad neighborhoods to become viable investment options, you would need to see either a relaxation of the strict landlord regulations (in Rotterdam's case) or sustained municipal investment in public space and services that shifts the owner-occupier ratio upward.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Randstad.
Which areas in Randstad have stagnant or declining property prices as of 2026?
As of early 2026, there are no areas in Randstad experiencing outright price declines, but certain locations show relative underperformance of 2% to 4% below their city averages, including parts of The Hague's Laakhavens (due to heavy new supply) and some new-build clusters in Rotterdam's Pompenburg area where competition from fresh inventory caps resale growth.
These underperforming Randstad areas have seen price growth lag their respective city averages by around 2 to 4 percentage points over the past 12 months, primarily because new construction deliveries are temporarily outpacing buyer absorption.
Here is the main underlying cause of relative price stagnation in these Randstad areas:
- The Hague Laakhavens: Large pipeline of new apartments creates buyer choice, reducing urgency and overbidding.
- Rotterdam Pompenburg: New housing program means competition from developer units caps resale premiums.
- Amsterdam fringe new-builds: Locations far from metro lines struggle to command premiums over better-connected stock.
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Which Areas in Randstad Have the Best Long-Term Appreciation Potential?
Which areas in Randstad have historically appreciated the most recently?
The top four areas in Randstad that have historically appreciated the most over the past five to ten years are Amsterdam's Canal Belt (Grachtengordel), Utrecht's Binnenstad, Amsterdam Noord's transformation zones, and Rotterdam's Kop van Zuid waterfront.
Here is the approximate appreciation these top-performing Randstad areas have achieved:
- Amsterdam Grachtengordel: Around 80% to 100% total appreciation over 10 years, driven by extreme scarcity.
- Utrecht Binnenstad: Approximately 90% to 110% over 10 years, as the city became the Randstad's fastest-growing market.
- Amsterdam Noord (Buiksloterham): Roughly 70% to 90% over 7 years, fueled by the North-South metro line opening.
- Rotterdam Kop van Zuid: Around 60% to 80% over 10 years, benefiting from waterfront regeneration and improved transit.
The main driver behind above-average appreciation in these Randstad areas has been the combination of genuine supply constraints (either physical scarcity or zoning limitations) with infrastructure investments that made the locations more accessible to high-income tenants and buyers.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Randstad.
Which neighborhoods in Randstad are expected to see price growth in coming years?
The top neighborhoods in Randstad expected to see the strongest price growth in the coming years are Amsterdam Zuid's Zuidas catchment, Utrecht's Merwedekanaalzone, The Hague's Binckhorst, and Rotterdam's Pompenburg and Oude Noorden areas.
Here is the projected annual price growth for these high-potential Randstad neighborhoods:
- Amsterdam Zuidas catchment: Expected 5% to 7% annual growth as Zuidasdok construction completes and accessibility improves.
- Utrecht Merwedekanaalzone: Projected 6% to 8% annually as new amenities attract residents to this car-free district.
- The Hague Binckhorst: Anticipated 5% to 7% growth, though entry price matters given large planned supply.
- Rotterdam Oude Noorden: Expected 5% to 6% annually as gentrification continues without major new supply.
The single most important catalyst expected to drive future price growth in these Randstad neighborhoods is the completion of major infrastructure and urban development projects that will add jobs, amenities, and transit connections over the next three to five years.
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 Do Locals and Expats Really Think About Different Areas in Randstad?
Which areas in Randstad do local residents consider the most desirable to live?
The top areas in Randstad that local residents consider the most desirable to live are Amsterdam's Jordaan and Oud-Zuid, Utrecht's Wittevrouwen and Oudwijk, The Hague's Statenkwartier and Benoordenhout, and Rotterdam's Kralingen-West and Hillegersberg.
Here is the main quality that makes each of these Randstad areas most desirable to locals:
- Amsterdam Jordaan: Historic charm, village-like feel, and walkable streets filled with independent shops.
- Utrecht Wittevrouwen: Leafy residential streets, excellent schools, and easy cycling distance to the city center.
- The Hague Statenkwartier: Elegant pre-war architecture and proximity to both beach and city amenities.
- Rotterdam Kralingen-West: Green spaces around Kralingse Bos and a more relaxed pace than the city center.
The typical resident in these locally-preferred Randstad areas is a dual-income professional household or established family with children, often Dutch nationals who value school quality and neighborhood stability over nightlife proximity.
Local preferences in Randstad generally align with what foreign investors target for long-term holds, but diverge when it comes to short-term rental plays, since locals tend to avoid tourist-heavy streets that foreigners sometimes find attractive for Airbnb potential.
Which neighborhoods in Randstad have the best reputation among expat communities?
The top neighborhoods in Randstad with the best reputation among expat communities are Amsterdam's Zuidas and Oud-Zuid areas, The Hague's Statenkwartier and Bezuidenhout, Utrecht's Wittevrouwen and Oudwijk, and Rotterdam's Kralingen near Erasmus University.
Here is the main reason expats prefer these Randstad neighborhoods over others:
- Amsterdam Zuidas/Oud-Zuid: Proximity to international schools, corporate headquarters, and English-speaking services.
- The Hague Statenkwartier/Bezuidenhout: Concentration of embassies, international courts, and expat-oriented amenities.
- Utrecht Wittevrouwen: Academic environment, family-friendly atmosphere, and central rail connections.
- Rotterdam Kralingen: University proximity and more affordable rents than Amsterdam equivalents.
The typical expat profile in these popular Randstad neighborhoods is a professional between 30 and 45 years old, often working in finance, law, tech, or international organizations, with a household income well above the Dutch median and a preference for neighborhoods where English is widely spoken in daily commerce.
Which areas in Randstad do locals say are overhyped by foreign buyers?
The top three areas in Randstad that locals commonly say are overhyped by foreign buyers are Amsterdam's Canal Belt core (Grachtengordel-West), the absolute prime towers of Amsterdam Zuidas (Wilhelminapier-style trophy apartments), and any "hot" new-build cluster marketed primarily at international investors.
Here is the main reason locals believe these Randstad areas are overvalued:
- Amsterdam Canal Belt core: Tourist pressure, strict short-term rental rules, and sky-high prices limit practical returns.
- Zuidas trophy towers: Entry prices already assume perfection, leaving little upside and thin yields.
- New-build investor clusters: Marketed lifestyle often does not match the reality of living in construction zones.
What foreign buyers typically see in these Randstad areas that locals do not value as highly is the "postcard" appeal and international brand recognition, whereas locals prioritize practical factors like school catchments, supermarket proximity, and neighborhood community feel.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Randstad.
Which areas in Randstad are considered boring or undesirable by residents?
The top areas in Randstad that residents commonly consider boring or undesirable are parts of Utrecht's Overvecht, The Hague's post-war Escamp district (especially Moerwijk), some edges of Amsterdam's Nieuw-West (Geuzenveld-Slotermeer), and far-south Rotterdam neighborhoods distant from transit hubs.
Here is the main reason residents find these Randstad areas boring or undesirable:
- Utrecht Overvecht: Uniform post-war housing blocks, limited cafe and restaurant scene, and fewer cycling-friendly green routes.
- The Hague Escamp (Moerwijk): Functional but uninspiring streetscapes with few neighborhood gathering spots.
- Amsterdam Nieuw-West edges: Car-dependent layout and lack of the canal-side character that defines central Amsterdam.
- Rotterdam far south: Long commute times to the city center and fewer cultural amenities within walking distance.
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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 StatLine (Statistics Netherlands) | The Dutch national statistics office and default reference for housing market data. | We anchored our price direction and market baseline using CBS transaction figures. We used it to avoid over-relying on any single private index. |
| Kadaster (Land Registry) | Primary source for actual transaction records in the Netherlands. | We used Kadaster data to validate price per square meter dynamics and composition effects. We cross-checked neighborhood estimates against official registry figures. |
| NVM (Dutch Realtors Association) | Covers a large share of listings and transactions via member agents. | We used NVM reports to interpret market momentum, supply trends, and time-on-market metrics. We treated it as a second lens alongside CBS data. |
| Amsterdam Woningwaardekaart | Official municipal map based on Kadaster transaction data. | We used it to identify specific micro-areas with consistently high or low price per square meter. We refined neighborhood examples beyond broad labels. |
| CBS Kerncijfers wijken en buurten | Standard official neighborhood statistical compendium used across policy and research. | We compared neighborhoods on owner-occupancy share, housing stock type, and socio-economic indicators. We used it to explain why some areas rent well or carry higher risk. |
| Rabobank RaboResearch | One of the most-cited macro housing forecasters in the Netherlands. | We contextualized early 2026 price expectations and supply dynamics. We used it as the macro direction behind our neighborhood selection. |
| De Nederlandsche Bank (DNB) | The Dutch central bank providing official economic and housing market outlooks. | We used DNB forecasts to validate price growth projections. We incorporated their affordability analysis into our buyer guidance. |
| Pararius | Leading Dutch rental platform with consistent market reporting. | We used Pararius data to estimate rental price ranges by neighborhood. We validated demand intensity using their listing turnover metrics. |
| Rijksoverheid (National Government) | Official explanation of the legal framework for tourist rentals. | We used it to explain why short-term rental economics are regulation-driven. We referenced it as the legal baseline before citing city-specific rules. |
| Global Property Guide | Widely used international source for rental yield comparisons. | We used their Netherlands yield data to cross-check our neighborhood estimates. We validated that our figures align with broader market benchmarks. |
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