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If you're thinking about investing in Rotterdam's rental market, you're probably wondering what kind of returns you can realistically expect in 2026.
This article breaks down the current gross and net rental yields, explains which neighborhoods perform best, and shows you exactly what costs will eat into your profits.
We update this blog post regularly to keep the numbers fresh and accurate.
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's average gross rental yield sits around 5.0% in early 2026, which is notably higher than Amsterdam's compressed yields due to Rotterdam's lower purchase prices.
- The gap between gross and net yields in Rotterdam is roughly 1.9 percentage points, mainly driven by local property taxes, sewer charges, and the 8% transfer tax on buy-to-let purchases.
- Rotterdam neighborhoods like Charlois and IJsselmonde can deliver gross yields above 6%, while premium areas like Kop van Zuid often dip below 4%.
- The Wet betaalbare huur (Affordable Rent Act) now caps rents for a large portion of Rotterdam's housing stock, making it essential to check if a property falls into the regulated middle segment before buying.
- Rotterdam's vacancy rate hovers around 2.5%, which is remarkably low by European standards and reflects the Netherlands' structural housing shortage of hundreds of thousands of homes.
- Smaller apartments between 25 and 55 square meters typically generate the highest rent per square meter in Rotterdam, but they also face higher tenant turnover.
- Full-service property management in Rotterdam costs between 5% and 8% of monthly rent, plus roughly one month's rent for tenant placement.
What are the rental yields in Rotterdam as of 2026?
What's the average gross rental yield in Rotterdam as of 2026?
As of early 2026, the average gross rental yield in Rotterdam sits at approximately 5.0%, which means landlords typically collect around 5 euros in annual rent for every 100 euros of property value.
Most residential properties in Rotterdam fall within a realistic gross yield range of 4.3% to 5.8%, depending on the neighborhood and property type.
Compared to Amsterdam, where gross yields often struggle to reach 4%, Rotterdam offers meaningfully better income returns because purchase prices remain lower while renter demand stays strong.
The single most important factor shaping Rotterdam's gross yields right now is the Wet betaalbare huur (Affordable Rent Act), which caps rents for a large portion of the housing stock and limits how much landlords can charge for "middle segment" properties.
What's the average net rental yield in Rotterdam as of 2026?
As of early 2026, the average net rental yield in Rotterdam comes in at approximately 3.1%, which is what landlords actually keep after paying all operating costs.
The typical gap between gross and net yields in Rotterdam is around 1.9 percentage points, meaning nearly 40% of your gross income goes toward costs before you see any profit.
The expense that hits Rotterdam landlords hardest is the combination of local property taxes (OZB at 0.0643% of property value) and the one-time 8% transfer tax when you buy a rental property, which significantly reduces first-year returns.
Net yields in Rotterdam typically range from 2.4% to 3.8% across standard investment properties, with the wide spread explained by differences in management costs, building age, and whether you handle maintenance yourself or hire professionals.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Rotterdam.
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 yield is considered "good" in Rotterdam in 2026?
A good gross rental yield in Rotterdam for 2026 starts at around 5.5%, which places your property in roughly the top quarter of all residential investments in the city.
The threshold that separates average properties from high performers sits at about 6.5% gross yield, though achieving this usually means accepting trade-offs like older buildings, less prestigious streets, or more hands-on tenant management.
How much do yields vary by neighborhood in Rotterdam as of 2026?
As of early 2026, gross rental yields in Rotterdam can swing by as much as 4 percentage points between neighborhoods, ranging from around 3.0% in the most expensive areas to roughly 7.0% in higher-yield pockets.
The highest-yield neighborhoods in Rotterdam tend to be areas with lower purchase prices but steady renter demand, such as Charlois, Feijenoord, IJsselmonde, Prins Alexander, and parts of Delfshaven.
On the flip side, the lowest yields appear in prestigious, amenity-rich districts like Kralingen-Crooswijk, Hillegersberg-Schiebroek, Centrum, Kop van Zuid, and Katendrecht, where buyers pay premium prices that compress rental returns.
The main reason yields vary so much across Rotterdam neighborhoods comes down to simple math: when property prices rise faster than rents in desirable areas, yields get squeezed, while affordable districts maintain better income-to-price ratios.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Rotterdam.
How much do yields vary by property type in Rotterdam as of 2026?
As of early 2026, gross rental yields in Rotterdam vary from about 4% for detached houses to over 6% for compact studios and one-bedroom apartments.
The property type delivering the highest average gross yield in Rotterdam is the small apartment, particularly studios and one-bedrooms, because they command higher rent per square meter than larger units.
Detached houses and villas in Rotterdam typically deliver the lowest yields, as the large capital outlay rarely gets compensated by proportionally higher rents.
The key reason yields differ between property types in Rotterdam is that smaller units rent at a premium per square meter, but the Affordable Rent Act can cap this advantage for properties that fall into regulated segments.
By the way, you might want to read the following:
What's the typical vacancy rate in Rotterdam as of 2026?
As of early 2026, the average residential vacancy rate in Rotterdam sits at approximately 2.5%, which signals a very tight rental market where most properties find tenants quickly.
Vacancy rates across Rotterdam neighborhoods typically range from 1.5% in the most sought-after areas to around 4% in less connected districts.
The main factor driving vacancy rates in Rotterdam is the Netherlands' severe structural housing shortage, which keeps demand consistently higher than supply across virtually all neighborhoods.
Compared to other major European cities, Rotterdam's vacancy rate is remarkably low, reflecting the national housing deficit that government statistics estimate at hundreds of thousands of homes.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Rotterdam.
What's the rent-to-price ratio in Rotterdam as of 2026?
As of early 2026, the average rent-to-price ratio in Rotterdam is approximately 0.42% per month, which translates to collecting about 42 euros in monthly rent for every 10,000 euros of property value.
A rent-to-price ratio above 0.46% monthly is generally considered favorable for buy-to-let investors in Rotterdam, and this ratio directly equals one-twelfth of the annual gross yield.
Compared to Amsterdam, where the ratio often drops below 0.33% monthly, Rotterdam offers substantially better income potential relative to purchase price, making it more attractive for yield-focused investors.
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 and micro-areas in Rotterdam give the best yields as of 2026?
Where are the highest-yield areas in Rotterdam as of 2026?
As of early 2026, the top three highest-yield areas in Rotterdam are Charlois, parts of Feijenoord, and IJsselmonde, where lower purchase prices combined with solid rental demand create favorable income returns.
These high-yield Rotterdam neighborhoods typically deliver gross rental yields in the 5.8% to 7.0% range, which is well above the city average of around 5%.
The main characteristic these areas share is relatively affordable property prices without a corresponding drop in renter interest, since Rotterdam's housing shortage keeps demand strong even outside premium districts.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Rotterdam.
Where are the lowest-yield areas in Rotterdam as of 2026?
As of early 2026, the three lowest-yield neighborhoods in Rotterdam are Kralingen-Crooswijk, Hillegersberg-Schiebroek, and Kop van Zuid, where premium pricing compresses rental returns significantly.
These prestigious Rotterdam areas typically deliver gross rental yields in the 3.0% to 4.5% range, which is well below the city average.
The main reason yields are compressed in these Rotterdam neighborhoods is that buyers compete heavily for limited stock in desirable locations, pushing prices up faster than rents can follow.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Rotterdam.
Which areas have the lowest vacancy in Rotterdam as of 2026?
As of early 2026, the three Rotterdam neighborhoods with the lowest residential vacancy rates are Centrum (Stadsdriehoek), Kralingen-Crooswijk, and Kop van Zuid, where properties rarely sit empty for more than a few weeks.
These low-vacancy Rotterdam areas typically see vacancy rates between 1% and 2%, meaning landlords experience minimal income gaps between tenants.
The main demand driver keeping vacancy low in these Rotterdam neighborhoods is their combination of excellent transit access, strong amenities, and appeal to professionals, students, and expats who prioritize convenience.
The trade-off investors face when targeting these low-vacancy Rotterdam areas is that the same desirability that ensures steady occupancy also inflates purchase prices, resulting in lower gross yields.
Which areas have the most renter demand in Rotterdam right now?
The three Rotterdam neighborhoods currently experiencing the strongest renter demand are Centrum (Stadsdriehoek), Kralingen-Crooswijk, and Noord, where listings attract multiple applicants within days of being posted.
The renter profile driving most of this demand includes young professionals, couples without children, students, and expats who prioritize walkability, public transit access, and urban amenities.
In these high-demand Rotterdam neighborhoods, well-priced rental listings typically get filled within one to two weeks, and landlords often receive multiple applications to choose from.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Rotterdam.
Which upcoming projects could boost rents and rental yields in Rotterdam as of 2026?
As of early 2026, the three most significant development projects expected to boost Rotterdam rents are the Rijnhaven waterfront transformation, the Merwe-Vierhavens (M4H) mixed-use redevelopment, and ongoing investments in the city's broader gebiedsontwikkeling (area development) program.
The Rotterdam neighborhoods most likely to benefit from these projects include parts of Delfshaven near M4H, south-bank areas around Rijnhaven, and districts along the major development corridors identified in the city's official plans.
Once these Rotterdam projects reach completion, investors in nearby areas might realistically expect rent increases of 5% to 15% above baseline growth, though timing depends heavily on construction progress and market absorption.
You'll find our latest property market analysis about Rotterdam here.
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What property type should I buy for renting in Rotterdam as of 2026?
Between studios and larger units in Rotterdam, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments in Rotterdam generally outperform larger units on gross yield, though two-bedroom apartments often deliver better occupancy stability.
Studios in Rotterdam typically achieve gross yields of 5.5% to 6.5% (around 550 to 650 euros annual return per 10,000 euros invested, or roughly $600 to $700 USD), while larger two to three bedroom units often land between 4.5% and 5.5%.
The main factor explaining why smaller Rotterdam units outperform is that tenants pay significantly more rent per square meter for compact spaces, which inflates the yield calculation.
However, if you're targeting families or professional couples seeking stability in Rotterdam, larger units can actually prove the better investment because they attract longer-term tenants and involve less frequent turnover costs.
What property types are in most demand in Rotterdam as of 2026?
As of early 2026, the most in-demand property type in Rotterdam is the one to two bedroom apartment near good public transit, which attracts the largest pool of potential tenants.
The top three Rotterdam property types ranked by current tenant demand are: first, compact apartments with one to two bedrooms; second, standard family apartments with two to three bedrooms; and third, terraced houses in livable neighborhoods.
The primary trend driving this Rotterdam demand pattern is the influx of young professionals and couples who prioritize urban convenience over space, combined with students and expats seeking flexible rental options.
One property type currently underperforming in Rotterdam tenant demand is the large detached house, which struggles to attract renters willing to pay the premium required to generate reasonable yields.
What unit size has the best yield per m² in Rotterdam as of 2026?
As of early 2026, the unit size delivering the best gross rental yield per square meter in Rotterdam falls in the compact range of 25 to 55 square meters.
For this optimal unit size in Rotterdam, landlords can expect gross yields per square meter of roughly 18 to 24 euros monthly (approximately $20 to $26 USD or 18 to 22 EUR), compared to just 12 to 16 euros for larger apartments.
The main reason very small or very large Rotterdam units have lower yield per square meter is that micro-units face regulatory restrictions and tenant concerns about livability, while oversized units simply cannot command proportionally higher rents.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Rotterdam as of 2026?
What are typical property taxes and recurring local fees in Rotterdam as of 2026?
As of early 2026, the annual property tax (OZB) for a typical Rotterdam rental apartment worth 350,000 euros comes to approximately 225 euros ($245 USD), calculated at the official rate of 0.0643% of the property's assessed value.
Beyond property tax, Rotterdam landlords must also budget for the annual sewer charge (rioolheffing) of 319 euros ($347 USD) and potentially waste charges of 380 to 495 euros ($415 to $540 USD) depending on household size, though tenants often pay waste charges directly.
These Rotterdam taxes and fees typically represent 2% to 4% of gross rental income, though the much larger hit comes from the one-time 8% transfer tax when you purchase a buy-to-let property.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Rotterdam.
What insurance, maintenance, and annual repair costs should landlords budget in Rotterdam right now?
Annual landlord insurance for a typical Rotterdam rental property costs approximately 150 to 300 euros ($165 to $330 USD), depending on coverage level and whether the building's VvE (homeowners association) already covers structural insurance.
Rotterdam landlords should budget around 1% of property value annually for maintenance and repairs, which translates to roughly 3,500 euros ($3,800 USD) per year for a property worth 350,000 euros.
The repair expense that most commonly catches Rotterdam landlords off guard is plumbing and heating system failures in older apartment buildings, which can easily run 1,000 to 3,000 euros ($1,100 to $3,300 USD) per incident.
All combined, Rotterdam landlords should realistically budget 4,000 to 5,500 euros ($4,350 to $6,000 USD) annually for insurance, maintenance, and repairs, though VvE contributions may cover part of this for apartment owners.
Which utilities do landlords typically pay, and what do they cost in Rotterdam right now?
In Rotterdam, most private rental agreements make tenants responsible for utilities including electricity, gas, water, and internet, so landlords typically pay nothing beyond what the VvE might charge for common-area costs.
If you choose to offer an all-inclusive Rotterdam rental, you should expect landlord-paid utilities to cost 150 to 250 euros ($165 to $275 USD) per month depending on apartment size and energy efficiency, though this number can fluctuate significantly with energy prices.
What does full-service property management cost, including leasing, in Rotterdam as of 2026?
As of early 2026, full-service property management in Rotterdam typically costs 5% to 8% of monthly rent, which translates to roughly 75 to 150 euros ($80 to $165 USD) per month for an apartment renting at 1,500 euros.
On top of ongoing management, Rotterdam property managers usually charge a one-time tenant placement fee equivalent to about one month's rent, or roughly 1,500 euros ($1,635 USD) for a typical apartment.
What's a realistic vacancy buffer in Rotterdam as of 2026?
As of early 2026, Rotterdam landlords should set aside approximately 5% to 8% of annual rental income as a vacancy buffer, even though the market is tight enough that many properties experience minimal downtime.
In practical terms, Rotterdam landlords typically experience two to four vacant weeks per year, concentrated around tenant turnover periods when the property needs cleaning, minor repairs, and new tenant screening.
Buying real estate in Rotterdam 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 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 |
|---|---|---|
| Rotterdam OZB Ordinance 2026 | This is the official, legally binding property tax ordinance for Rotterdam in 2026. | We used it to pull the exact 2026 owner-occupier OZB rate of 0.0643%. We then calculated this as an annual cost that reduces net rental yield. |
| Rotterdam Rioolheffing Ordinance 2026 | This is Rotterdam's official 2026 sewer charge ordinance published via the government platform. | We used it to get the 2026 sewer charge of 319.10 euros that landlords typically face. We included this as a recurring fixed cost in our net yield estimates. |
| Rotterdam Afvalstoffenheffing Ordinance 2026 | This is the official 2026 waste charge ordinance for Rotterdam. | We used it to quantify typical annual household waste charges for sensitivity testing. We included the one-person, two-person, and 3+ person tariff schedule to show realistic ranges. |
| Belastingdienst Transfer Tax Rates | This is the Dutch tax authority's official page for transfer tax rates. | We used it to confirm the 2026 transfer tax rate of 8% for buy-to-let purchases. We included this as a significant one-off acquisition cost that impacts investor returns. |
| Belastingdienst Box 3 Overview | This is the tax authority's official explanation of Box 3 wealth taxation. | We used it to flag that rental investments typically fall under Box 3 for individuals. We treat the actual tax amount as scenario-dependent but note it as a potential yield reducer. |
| Rijksoverheid Affordable Rent Act Announcement | This is the Dutch national government's official announcement of the law. | We used it to explain why Rotterdam yields differ sharply between regulated and free segments. We framed rent-growth constraints as a core yield driver for Rotterdam investors. |
| Huurcommissie Wet Betaalbare Huur Guidance | The Huurcommissie is the official rent dispute body and provides authoritative implementation guidance. | We used it to translate policy into practical landlord implications. We referenced it as the "how it works in practice" complement to the government announcement. |
| Volkshuisvesting Nederland Rent Price Ceilings 2026 | This is the official national housing policy site with updated regulatory thresholds. | We used it to pull the 2026 monthly rent ceilings for social and middle segments. We explained why headline asking rents don't apply to every Rotterdam property. |
| Rent.nl Rotterdam Listings | This is an established rental platform with transparent listing-based pricing data. | We used it to get concrete early 2026 asking rent levels for Rotterdam in euros per square meter. We then used this as the rent input for our gross yield calculations. |
| Pararius Market News | Pararius is one of the best-known Dutch rental platforms and publishes recurring market data summaries. | We used it to support the market tightness story and demand intensity per listing. We treated it as private-sector data and cross-checked with government shortage indicators. |
| Volkshuisvesting Nederland Housing Shortage Indicator | This is the national government's official explanation of the statistical housing shortage. | We used it to anchor that the Netherlands is structurally undersupplied. We applied this as the macro reality check against platform-level vacancy snapshots. |
| Kadaster Quarterly Housing Market Reports | Kadaster is the official land registry and a primary source for transaction-based market data. | We used it to ground pricing assumptions in actual transaction data rather than just asking prices. We anchored early 2026 estimates to late 2025 transaction conditions. |
| Municipality of Rotterdam Local Levies | This is Rotterdam's official municipal budgeting and levies explanation page. | We used it to cross-check that OZB, sewer, and waste charges are the core local housing costs. We referenced it to explain why these costs matter for landlords. |
| Municipality of Rotterdam Area Development | This is the city's official resource for tracking major regeneration and building programs. | We used it to identify Rotterdam districts where pipeline projects can lift rents. We connected those locations to neighborhood-level yield patterns and future opportunities. |
| NVM Housing Market Analysis Q2 2025 | NVM is the Dutch association of real estate agents and publishes authoritative market analyses. | We used it to validate price trends and market dynamics affecting Rotterdam yields. We cross-referenced development impact estimates with their regional analysis. |
| Vastgoed Unie Rotterdam | This is a Rotterdam-focused property management company with published pricing. | We used their fee structure to estimate typical property management costs. We normalized their rates to percentage-of-rent for comparability across property types. |
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