Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Rotterdam is one of the most affordable of the four major Dutch cities for property investors, with average prices sitting about 13% below the national average as of late 2025.
But renting out property here comes with a unique set of rules that can surprise foreign buyers, from strict buy-to-let restrictions in certain neighborhoods to a points system that determines whether you can actually set a market rent.
We constantly update this blog post to give you fresh and reliable data about renting out residential property in Rotterdam.
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 Rotterdam.
Insights
- Rotterdam rental listings receive about 42 responses on average and disappear within 18 days, which means landlords can be highly selective when choosing tenants in early 2026.
- Rotterdam rents rose over 11% year-over-year by Q4 2025 to an average of about 22 euros per square meter, making it one of the fastest-growing rental markets in the Netherlands.
- The "opkoopbescherming" (buy-to-let restriction) applies in 16 Rotterdam districts around the center, including Kralingen, meaning you cannot simply purchase a home there to rent it out.
- For properties scoring 186 points or fewer on the Dutch WWS system, your rent is capped at 1,228 euros monthly in 2026, regardless of what the market would pay.
- Rotterdam allows Airbnb-style tourist rentals only from your primary residence and caps them at 60 nights per year, effectively blocking foreign investors from running short-term rental businesses.
- Furnished apartments in Rotterdam rent about one to three weeks faster than unfurnished ones and can command a 5% to 12% rent premium, especially in expat-heavy areas like Kop van Zuid.
- Transfer tax for buy-to-let properties in Rotterdam stands at 8% in 2026, a significant upfront cost compared to the 2% rate for owner-occupiers.
- Indefinite leases became the default in the Netherlands from July 2024, so Rotterdam landlords should expect most tenants to have strong legal protections against eviction.
Can I legally rent out a property in Rotterdam as a foreigner right now?
Can a foreigner own-and-rent a residential property in Rotterdam in 2026?
As of early 2026, foreigners can legally own and rent out residential property in Rotterdam because the Netherlands does not impose nationality-based restrictions on real estate ownership.
Most foreign investors hold Rotterdam rental property in their personal name (Box 3 wealth tax treatment), though some use a Dutch BV (private limited company) if they have a larger portfolio and want different tax treatment.
The main limitation in Rotterdam is not about being foreign but about location: the city applies "opkoopbescherming" (purchase protection) in 16 designated districts where buying a home specifically to rent it out can be blocked or require a permit.
If you're not a local, you might want to read our guide to foreign property ownership in Rotterdam.
Do I need residency to rent out in Rotterdam right now?
You do not need to be a Dutch resident to own and rent out a property in Rotterdam, and many foreign landlords manage their Rotterdam investments remotely through local property managers.
However, you will typically need a Dutch BSN (citizen service number) for tax filings and administrative purposes, which non-residents can obtain by registering in the RNI (Non-residents Records Database) at designated Dutch municipal offices.
A local Dutch or SEPA-compatible bank account is not legally required, but it is strongly recommended because Dutch tenants and property managers almost always pay rent via SEPA transfers, and some agencies will insist on it.
Remote management is practically feasible in Rotterdam, though most foreign landlords find that hiring a local property manager (typically charging around 8% of rent) makes viewings, repairs, and tenant communication much smoother.
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What rental strategy makes the most money in Rotterdam in 2026?
Is long-term renting more profitable than short-term in Rotterdam in 2026?
As of early 2026, long-term renting is the only practical strategy for foreign buy-to-let investors in Rotterdam because short-term tourist rentals are restricted to primary residences with a strict 60-night annual cap.
On paper, a well-performing short-term rental in Rotterdam might gross 20,000 to 25,000 euros annually at around 60% occupancy and 160 euros per night, but a legal long-term rental of a similar one-bedroom apartment generates roughly 21,000 euros (around $24,700 or 1,750 euros monthly) with far less hassle and no legal risk.
Short-term renting could theoretically outperform in tourist-heavy central areas or near Rotterdam Ahoy during major events, but since foreign investors cannot legally operate whole-home Airbnb rentals, this advantage is effectively off the table.
What's the average gross rental yield in Rotterdam in 2026?
As of early 2026, the average gross rental yield for a typical Rotterdam apartment is estimated at 5.0% to 6.0%, calculated by dividing annual rent by purchase price before any costs.
The realistic range spans from about 4.5% in premium areas like Kralingen and Kop van Zuid (where purchase prices are higher) to around 6.5% in more affordable neighborhoods like parts of Delfshaven or Charlois where entry prices are lower relative to rents.
Studios and small one-bedroom apartments typically achieve the highest gross yields in Rotterdam because they rent at a higher price per square meter (around 30 to 33 euros) than larger units, and their purchase prices scale less steeply than rent.
By the way, we have much more granular data about rental yields in our property pack about Rotterdam.
What's the realistic net rental yield after costs in Rotterdam in 2026?
As of early 2026, the realistic net rental yield for a Rotterdam apartment (before financing and Box 3 wealth tax effects) is estimated at 3.2% to 4.2%, which is roughly 1.5 to 2 percentage points below the gross yield.
Most Rotterdam landlords actually experience net yields in the range of 2.8% to 4.5%, depending on whether they self-manage or use a property manager, and how efficiently they handle vacancy and maintenance.
The three main cost categories that reduce gross to net yield in Rotterdam are VvE (homeowners association) fees which average 150 to 300 euros monthly in apartment buildings, the Dutch "Box 3" wealth tax which taxes the property's value rather than actual rent, and property management fees of around 8% of rent for remote owners.
You might want to check our latest analysis about gross and net rental yields in Rotterdam.
What monthly rent can I get in Rotterdam in 2026?
As of early 2026, typical monthly rents in Rotterdam are around 1,100 euros ($1,300) for a studio, 1,750 euros ($2,065) for a one-bedroom, and 2,400 euros ($2,830) for a two-bedroom apartment in the free sector.
A decent studio in Rotterdam realistically rents between 950 and 1,300 euros per month ($1,120 to $1,535), with prices at the higher end in central neighborhoods like Stadsdriehoek or Cool and lower in outer areas.
A typical one-bedroom apartment in Rotterdam commands 1,550 to 2,050 euros monthly ($1,830 to $2,420), depending on factors like energy efficiency, transit access, and building quality.
A standard two-bedroom in Rotterdam rents for 2,150 to 2,850 euros per month ($2,535 to $3,360), with waterfront locations in Kop van Zuid or leafy streets in Kralingen pushing toward the top of this range.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Rotterdam.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the real numbers I should budget for renting out in Rotterdam in 2026?
What's the total "all-in" monthly cost to hold a rental in Rotterdam in 2026?
As of early 2026, the total monthly cost to hold a typical rental apartment in Rotterdam (excluding mortgage payments) is estimated at 450 to 800 euros ($530 to $945), with remote owners paying an additional 120 to 220 euros for property management.
The realistic range for most Rotterdam rental apartments spans from 400 euros monthly for a well-maintained newer unit with low VvE fees to over 900 euros for an older building with high service charges and active maintenance needs.
In Rotterdam, the VvE (homeowners association) contribution is usually the largest single cost category, running 150 to 300 euros monthly in typical apartment buildings and sometimes higher in buildings with elevators, parking, or deferred maintenance reserves.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Rotterdam.
What's the typical vacancy rate in Rotterdam in 2026?
As of early 2026, the rental vacancy rate in Rotterdam for well-priced, quality properties is very low at around 4% to 8% annually, which translates to roughly half a month to one month of vacancy per year.
Rotterdam landlords should budget for about 0.5 to 1 month of vacancy per year because even in a tight market, tenant turnover takes time for cleaning, minor repairs, viewings, and screening new applicants.
The main factor that causes vacancy differences across Rotterdam neighborhoods is tenant demand profile: areas near Erasmus University or the medical cluster see faster turnover but also quicker re-letting, while family-oriented areas like Hillegersberg have longer tenancies but slower transitions.
The highest tenant turnover in Rotterdam typically occurs in summer (June through August) when students and expats relocate, which can mean slightly longer vacancy if your tenant leaves during this competitive period.
We have a whole part covering the best rental strategies in our pack about buying a property in Rotterdam.
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Where do rentals perform best in Rotterdam in 2026?
Which neighborhoods have the highest long-term demand in Rotterdam in 2026?
As of early 2026, the Rotterdam neighborhoods with the highest overall long-term rental demand are Centrum (Stadsdriehoek and Cool), Noord (Oude Noorden and Bergpolder), and Kralingen, all of which combine transit access, urban amenities, and strong tenant pools.
For families seeking long-term rentals in Rotterdam, the strongest demand concentrates in Hillegersberg-Schiebroek, Blijdorp, and the calmer parts of Kralingen, where good schools, green spaces, and quieter streets attract households willing to pay premium rents.
Rotterdam students, particularly those attending Erasmus University, drive heavy rental demand in Kralingen-West, Kralingen-Oost, Centrum, and Oude Noorden, where proximity to campus and nightlife creates consistent tenant turnover and fast re-letting.
Expats and international professionals in Rotterdam tend to cluster in Kop van Zuid, Wilhelminapier, Katendrecht, and Lloydkwartier, drawn by modern waterfront apartments, English-friendly amenities, and easy access to Rotterdam Centraal and the port business district.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Rotterdam.
Which neighborhoods have the best yield in Rotterdam in 2026?
As of early 2026, the Rotterdam neighborhoods offering the best rental yields are parts of Delfshaven, Charlois, and Feijenoord, where lower purchase prices relative to achievable rents can push gross yields toward 6% to 7%.
These higher-yielding Rotterdam neighborhoods typically deliver gross yields in the 5.5% to 7% range, compared to 4.5% to 5.5% in premium areas like Kralingen or Kop van Zuid where property prices are significantly higher.
The main characteristic that allows these Rotterdam neighborhoods to achieve better yields is the price gap: purchase prices have not risen as fast as rents, and the tenant pool (often young professionals or service workers) still pays market rates even if the streets are less prestigious.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Rotterdam.
Where do tenants pay the highest rents in Rotterdam in 2026?
As of early 2026, the Rotterdam neighborhoods where tenants pay the highest rents are Kop van Zuid and Wilhelminapier, Centrum (Stadsdriehoek), and Kralingen, with premium one-bedroom apartments exceeding 2,000 euros ($2,360) monthly.
In these top Rotterdam neighborhoods, a standard one-bedroom apartment typically rents for 1,800 to 2,200 euros ($2,125 to $2,595) per month, while two-bedroom units often reach 2,500 to 3,200 euros ($2,950 to $3,775).
What makes these Rotterdam neighborhoods command the highest rents is not just location but building quality: Wilhelminapier offers newer high-rise construction with water views and concierge services, Kralingen provides leafy streets near the university with excellent transit, and Centrum delivers walkable urban living in a car-light environment.
The typical tenant profile in these premium Rotterdam neighborhoods includes senior expat professionals on corporate relocation packages, dual-income couples working in Rotterdam's port logistics or finance sectors, and academics or medical professionals affiliated with Erasmus University and Erasmus MC.
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.
What do tenants actually want in Rotterdam in 2026?
What features increase rent the most in Rotterdam in 2026?
As of early 2026, the three features that increase monthly rent the most in Rotterdam are a high energy label (A or B rating), private outdoor space (balcony or terrace), and proximity to a Metro or tram stop within a five-minute walk.
A good energy label can add 8% to 15% to achievable rent in Rotterdam because tenants are acutely aware of energy costs, and the Dutch WWS points system awards more points (allowing higher legal rents) for efficient properties.
One commonly overrated feature that Rotterdam landlords invest in is luxury kitchen appliances: tenants appreciate a functional modern kitchen, but high-end brands rarely translate into proportionally higher rent compared to mid-range alternatives.
One affordable upgrade that delivers strong returns in Rotterdam is adding proper bike storage (a secure indoor space or covered racks), since cycling is the dominant transport mode and tenants will pay a small premium for a safe place to store expensive bikes.
Do furnished rentals rent faster in Rotterdam in 2026?
As of early 2026, furnished apartments in Rotterdam typically rent one to three weeks faster than unfurnished equivalents, especially in neighborhoods popular with expats and international students who arrive without furniture.
Furnished Rotterdam rentals command a rent premium of roughly 5% to 12% over unfurnished units, though this comes with higher wear-and-tear costs and the need to replace furniture every few years.
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How regulated is long-term renting in Rotterdam right now?
Can I freely set rent prices in Rotterdam right now?
In Rotterdam, your freedom to set initial rent depends entirely on how many "points" your property scores under the Dutch WWS (Woningwaarderingsstelsel) system: properties with 186 points or fewer are capped at regulated rent levels, while 187 points or more allows free-sector pricing.
Even in the free sector, Rotterdam landlords face annual rent increase caps of 4.4% in 2026, while mid-rent properties (144 to 186 points) are limited to 6.1% increases, meaning your rent growth is regulated regardless of segment.
What's the standard lease length in Rotterdam right now?
The standard lease in Rotterdam in 2026 is an indefinite contract (for an unlimited period) because the Netherlands returned to making permanent leases the default from July 2024, with temporary contracts now limited to narrow exceptions like student housing.
Rotterdam landlords can legally require a maximum security deposit of two months' base rent (excluding service charges) for contracts signed after July 2023, meaning for a 1,750 euro apartment you can ask for up to 3,500 euros ($4,130).
The deposit must be returned within a "reasonable period" after the tenancy ends (typically interpreted as 14 to 30 days in practice), minus any documented deductions for unpaid rent or damages beyond normal wear and tear.
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.
How does short-term renting really work in Rotterdam in 2026?
Is Airbnb legal in Rotterdam right now?
Airbnb-style short-term rentals are legal in Rotterdam but only under strict conditions: you must rent out your primary residence (the home where you are officially registered), comply with registration requirements, and stay within the annual night limit.
Rotterdam requires hosts to register their property through the national tourist rental registry and display their registration number on all listings, and while no separate permit is needed under 60 nights, you must notify the municipality of each rental period.
Rotterdam imposes a 60-night annual cap on tourist rentals, and there is typically a four-guest maximum per stay, which effectively prevents foreign investors from running commercial short-term rental operations.
Operating an unlicensed or non-compliant short-term rental in Rotterdam can result in fines starting around 8,700 euros for missing registration, with repeat or serious violations potentially reaching over 20,000 euros.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Rotterdam.
What's the average short-term occupancy in Rotterdam in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Rotterdam is approximately 60%, based on active listings that operate within the legal framework.
Most Rotterdam short-term rentals experience occupancy in the range of 45% to 75%, with well-located, professionally managed listings near Centrum or the waterfront achieving the higher end.
The highest occupancy months for Rotterdam short-term rentals are typically April through October, when tourism peaks around events like the Rotterdam Marathon, North Sea Jazz Festival, and summer city breaks.
The lowest occupancy period in Rotterdam is usually November through February, when colder weather and fewer events reduce tourist demand to around 35% to 50% occupancy for most listings.
Finally, please note that you can find much more granular data about this topic in our property pack about Rotterdam.
What's the average nightly rate in Rotterdam in 2026?
As of early 2026, the average nightly rate for short-term rentals in Rotterdam is approximately 160 euros ($189), though this varies significantly by property type and location.
The realistic range for Rotterdam short-term rentals spans from about 90 euros ($106) per night for a basic studio in an outer neighborhood to 250 euros ($295) or more for a well-appointed apartment near Centrum or the waterfront.
During peak season (major events and summer months), Rotterdam nightly rates can run 30% to 50% higher than the annual average, while off-season rates in winter may drop 20% to 30% below the average to maintain bookings.
Is short-term rental supply saturated in Rotterdam in 2026?
As of early 2026, the Rotterdam short-term rental market is moderately competitive but not saturated, primarily because strict regulations (primary residence requirement and 60-night cap) naturally limit how many listings can legally operate at scale.
The number of active short-term rental listings in Rotterdam has remained relatively stable, as regulatory constraints prevent the explosive growth seen in less-regulated cities.
The most competitive areas for short-term rentals in Rotterdam are Centrum, Kop van Zuid, and neighborhoods near Rotterdam Ahoy, where tourist demand concentrates and existing hosts have established strong listing visibility.
Rotterdam neighborhoods that may still have room for new short-term rental supply include emerging areas like Katendrecht and parts of Noord, where tourism is growing but listing density remains lower than in the core tourist zones.
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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 Rotterdam, 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 |
|---|---|---|
| Gemeente Rotterdam - Tourist Rental Rules | Official Rotterdam municipality page for short-term rental regulations. | We used it to confirm the 60-night annual cap and primary residence requirement. We also sourced registration and VvE permission rules from this page. |
| Gemeente Rotterdam - Opkoopbescherming | Rotterdam's official buy-to-let restriction policy page. | We used it to explain which 16 districts restrict purchasing homes to rent out. We referenced it when discussing location as a legal consideration for investors. |
| Rijksoverheid - Max Rent Increase 2026 | Dutch central government's official rent cap summary. | We used it to state the exact 2026 rent increase limits by segment. We showed how even free-sector rents face annual caps. |
| Huurcommissie - 2026 Legal Changes | Official Dutch rent tribunal publishing practical thresholds. | We used it to quote the 2026 rent boundaries for social, mid, and free sector. We connected these to the WWS points system. |
| Belastingdienst - Renting a Second Home | Dutch tax authority explaining Box 3 treatment for landlords. | We used it to explain that rental income is not taxed directly but property value sits in Box 3. We clarified common tax misconceptions. |
| Government.nl - RNI Registration | Central government portal for non-resident BSN registration. | We used it to explain how foreign owners can get a Dutch BSN via RNI. We answered practical questions about remote ownership setup. |
| AirDNA - Rotterdam STR Overview | Widely used short-term rental data provider with transparent metrics. | We used it to estimate Rotterdam occupancy rates and average nightly rates. We filtered these through Rotterdam's legal constraints for investor relevance. |
| HousingAnywhere - Rent Index | Large rental platform publishing recurring rent data by city. | We used it to benchmark Rotterdam advertised rent levels for different unit sizes. We cross-checked our studio, one-bed, and two-bed rent estimates. |
| CBS (Statistics Netherlands) | National statistics agency and gold standard for official data. | We used it to frame the broader pricing environment and housing shortage context. We sourced Rotterdam price index movements from CBS. |
| Pararius | Leading Dutch rental listing platform with quarterly market reports. | We used it to validate Rotterdam rent per square meter (22 euros in Q4 2025). We tracked year-over-year rent growth of over 11%. |
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.
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