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If you're a foreign investor thinking about buying an apartment in Rotterdam, understanding rental yields is essential before you commit your money.
Rotterdam's rental market in 2026 is tight, with strong tenant demand but also strict regulations that affect what you can actually earn.
We constantly update this blog post to give you the freshest numbers and insights available.
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.
What rental yields can I realistically get from an apartment in Rotterdam?
What's the average gross rental yield for apartments in Rotterdam as of 2026?
As of early 2026, the average gross rental yield for apartments in Rotterdam sits at around 6%, which means for every euro you invest in a property, you can expect roughly 6 cents back in annual rent before expenses.
Most apartment investments in Rotterdam fall within a realistic gross yield range of 5% to 7%, depending on where you buy and what type of unit you choose.
The biggest factor causing yields to vary in Rotterdam is the 2024 Wet betaalbare huur (Affordable Rent Act), which caps rents on many apartments based on a points system, so if your property scores below the threshold, you legally cannot charge market rent even if tenants would pay more.
Compared to Amsterdam, where gross yields often struggle to reach 4% due to sky-high prices, Rotterdam offers noticeably better returns, though cities like The Hague and Utrecht hover in a similar 5% to 6% range.
What's the average net rental yield for apartments in Rotterdam as of 2026?
As of early 2026, the average net rental yield for apartments in Rotterdam after operating costs but before financing and taxes is around 3.8% to 4.5%.
Most investors can realistically expect net yields between 3.5% and 4.8%, with the exact figure depending heavily on your building's service charges and whether you hire a property manager.
The single biggest expense eating into your gross yield in Rotterdam is the VvE (owners' association) contribution, which averages around 160 euros per month and covers building maintenance, insurance reserves, and shared utilities that are mandatory for all Dutch apartment owners.
By the way, you will find much more detailed data in our property pack covering the real estate market in Rotterdam.
What's the typical rent-to-price ratio for apartments in Rotterdam in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Rotterdam is around 6% annually, meaning if you buy a 300,000 euro apartment, you can expect roughly 18,000 euros in yearly rent before costs.
Most Rotterdam apartment transactions fall within a rent-to-price range of 5% to 7%, so a 400,000 euro property would typically generate between 20,000 and 28,000 euros in annual rent.
Studios and compact one-bedroom apartments in neighborhoods like Delfshaven and Overschie tend to have the highest rent-to-price ratios because purchase prices remain relatively affordable while rental demand from young professionals and expats stays strong.
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How much rent can I charge for an apartment in Rotterdam?
What's the typical tenant budget range for apartments in Rotterdam right now?
In Rotterdam in early 2026, the typical tenant budget for renting an apartment ranges from 1,200 to 2,200 euros per month (roughly 1,250 to 2,290 USD or 1,150 to 2,110 EUR at current rates).
Tenants targeting mid-range apartments in Rotterdam generally budget between 1,400 and 1,800 euros per month (around 1,460 to 1,870 USD), which gets you a decent two-bedroom in a well-connected neighborhood like Blijdorp or Kralingen.
For high-end or luxury apartments in areas like Kop van Zuid or Wilhelminapier with skyline views and modern finishes, tenants typically budget 2,200 euros and above per month (2,290 USD or more), with premium units easily reaching 3,000 euros.
We have a blog article where we update the latest data about rents in Rotterdam here.
What's the average monthly rent for a 1-bed apartment in Rotterdam as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Rotterdam is around 1,230 to 1,350 euros (approximately 1,280 to 1,405 USD or 1,180 to 1,295 EUR).
Entry-level 1-bed apartments in Rotterdam rent for around 1,000 to 1,150 euros per month (1,040 to 1,195 USD), and these typically sit in outer neighborhoods like Overschie or Charlois, often in older buildings without elevators but with good metro connections.
A typical mid-range 1-bed in Rotterdam goes for 1,200 to 1,400 euros per month (1,250 to 1,455 USD), usually a 50 to 60 square meter unit in neighborhoods like Blijdorp or Oude Noorden with decent finishes and proximity to shops and cafes.
Luxury 1-bed apartments in Rotterdam command 1,500 to 1,900 euros per month (1,560 to 1,975 USD), typically featuring modern construction, balconies, and locations in Kop van Zuid or the city center with waterfront views or high-rise amenities.
What's the average monthly rent for a 2-bed apartment in Rotterdam as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Rotterdam is around 1,650 to 1,900 euros (approximately 1,715 to 1,975 USD or 1,580 to 1,820 EUR).
Entry-level 2-bed apartments in Rotterdam rent for around 1,400 to 1,600 euros per month (1,455 to 1,665 USD), typically found in neighborhoods like Feijenoord or Delfshaven in functional but older buildings popular with budget-conscious young couples.
A typical mid-range 2-bed in Rotterdam goes for 1,700 to 2,000 euros per month (1,770 to 2,080 USD), usually a 75 to 85 square meter apartment in Kralingen or Stadsdriehoek with modern kitchens and easy access to Erasmus University or the city center.
Luxury 2-bed apartments in Rotterdam command 2,200 to 2,800 euros per month (2,290 to 2,910 USD), featuring premium locations on Wilhelminapier with harbor views, concierge services, and underground parking.
What's the average monthly rent for a 3-bed apartment in Rotterdam as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Rotterdam is around 2,150 to 2,500 euros (approximately 2,235 to 2,600 USD or 2,060 to 2,395 EUR).
Entry-level 3-bed apartments in Rotterdam rent for around 1,900 to 2,100 euros per month (1,975 to 2,185 USD), often located in Charlois or parts of Zuid in straightforward buildings that appeal to families needing space on a budget.
A typical mid-range 3-bed in Rotterdam goes for 2,200 to 2,600 euros per month (2,290 to 2,705 USD), usually a 100 to 110 square meter unit in Blijdorp or Hillegersberg with multiple bathrooms and proximity to good schools.
Luxury 3-bed apartments in Rotterdam command 2,800 to 3,500 euros per month (2,910 to 3,640 USD), typically penthouses or large units in Kop van Zuid with terraces, smart home features, and premium building amenities.
How fast do well-priced apartments get rented in Rotterdam?
In Rotterdam in early 2026, a well-priced apartment typically gets rented within 2 to 3 weeks, with the average listing staying online for about 18 days before finding a tenant.
Vacancy rates for quality apartments in Rotterdam remain very low, generally under 3%, because tenant demand far exceeds the available supply in the private rental sector.
The main factors that make some Rotterdam apartments rent faster than others are proximity to metro stations like Blaak or Rotterdam Centraal, energy efficiency ratings (which matter a lot for Dutch tenants facing high utility costs), and whether the unit falls below the regulated rent threshold that makes it accessible to more income levels.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Rotterdam?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Rotterdam as of 2026?
As of early 2026, studios and compact 1-bed apartments typically offer the best rental yields in Rotterdam, often reaching 6% to 6.7% gross compared to larger units.
Here's the typical gross yield range by apartment type in Rotterdam: studios achieve 6.0% to 6.7%, standard 1-beds reach 5.7% to 6.3%, 2-beds fall between 5.2% and 5.9%, and 3-beds typically yield 4.8% to 5.6%.
The main reason smaller units outperform in Rotterdam is that the city has an exceptionally high share of single-person households (over 50% according to CBS data cited by Funda), creating constant demand for compact apartments while larger family units face a thinner tenant pool and longer vacancy periods.
Which features are best if you want a good yield for your apartment in Rotterdam?
The features that most positively impact rental yield in Rotterdam are proximity to metro stations (especially Rotterdam Centraal, Blaak, or Wilhelminaplein), strong energy efficiency labels (A or B rated apartments rent faster and justify higher prices), and being located in the "free sector" above the regulated rent points threshold.
In Rotterdam, mid-floor apartments (2nd to 4th floor) tend to rent easiest because they avoid ground-floor security concerns and top-floor heat issues, while still being accessible without relying solely on sometimes-unreliable older Dutch elevators.
Apartments with balconies or outdoor space in Rotterdam do command noticeably higher rents, often 50 to 100 euros more per month, because outdoor space is genuinely scarce in the city's dense apartment stock and highly valued by tenants.
Building features like elevators and secure bicycle storage justify higher service charges in Rotterdam and do raise achievable rents, but concierge services rarely pay off in yield terms unless you're targeting the luxury Kop van Zuid market where expat tenants expect such amenities.
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Which neighborhoods give the best rental demand for apartments in Rotterdam?
Which neighborhoods have the highest rental demand for apartments in Rotterdam as of 2026?
As of early 2026, the Rotterdam neighborhoods with the highest rental demand for apartments are Centrum, Kralingen, Kop van Zuid, Katendrecht, Blijdorp, and the Stadsdriehoek area around Blaak.
The main demand driver in these Rotterdam neighborhoods is the combination of excellent public transit connections, walkable access to offices and universities (especially Erasmus University near Kralingen), and the lifestyle amenities like restaurants and nightlife that young professionals and expats prioritize.
In these high-demand Rotterdam neighborhoods, vacancy rates stay under 2% and well-priced apartments typically find tenants within 10 to 14 days, faster than the citywide 18-day average.
One emerging neighborhood gaining rental momentum in Rotterdam is Katendrecht, a former harbor district that has transformed into a trendy food and cultural destination, attracting tenants willing to pay premium rents for its unique character and waterfront location.
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 highest yields for apartments in Rotterdam as of 2026?
As of early 2026, the Rotterdam neighborhoods with the highest rental yields for apartments are Delfshaven, Overschie, parts of Feijenoord, and select blocks in Charlois.
In these higher-yielding Rotterdam neighborhoods, gross rental yields typically range from 6.5% to 7%, compared to the citywide average of around 6%.
The main reason these neighborhoods offer better yields than central Rotterdam is that purchase prices remain 20% to 30% below areas like Kralingen or Centrum, while rental demand stays strong enough to keep vacancy low because working-class tenants and students need affordable housing with decent transit access.
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.
Should I do long-term rental or short-term rental in Rotterdam?
Is short-term rental legal for apartments in Rotterdam as of 2026?
As of early 2026, short-term vacation rental is legal in Rotterdam but only for people who live in the property as their primary residence, which effectively rules it out as a strategy for foreign investors buying apartments to rent out.
The main legal restrictions for short-term rentals in Rotterdam include a strict 60-night per year maximum, a requirement that you must be registered at the address as your main home, and you must notify the municipality before each rental period.
Rotterdam requires a registration number for any Airbnb-style rental, you must collect and remit 6.5% tourist tax on each booking, and you may also need explicit permission from your VvE (owners' association) before hosting guests.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Rotterdam.
What's the gross yield difference short-term vs long-term in Rotterdam in 2026?
As of early 2026, short-term rental does not offer a yield advantage over long-term rental in Rotterdam for investors because the 60-night annual cap makes it mathematically impossible to generate more income than a year-round tenant.
Long-term rentals in Rotterdam achieve gross yields of around 6%, while short-term rentals are legally limited to 60 nights, meaning you would need to charge over 300 euros per night just to match the annual income from a standard long-term lease.
The additional costs that further reduce any short-term rental advantage in Rotterdam include higher cleaning and turnover expenses, furnishing costs, platform fees (typically 3% to 15%), and the 6.5% tourist tax that you cannot always pass fully to guests.
For a short-term rental to outperform long-term in Rotterdam, you would need both impossibly high nightly rates and the legal ability to rent more than 60 nights, so for foreign investors specifically, long-term rental is the only practical yield-maximizing strategy.
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What costs will eat into my net yield for an apartment in Rotterdam?
What are building service charges as a % of rent in Rotterdam as of 2026?
As of early 2026, typical building service charges (VvE contributions) in Rotterdam represent about 8% to 12% of monthly rent, averaging around 160 euros per month (roughly 165 USD or 155 EUR).
The realistic range of VvE charges in Rotterdam runs from about 100 euros per month (6% of rent) for basic walk-up buildings to over 250 euros per month (15%+ of rent) for full-service complexes with elevators and extensive amenities.
In Rotterdam specifically, higher-than-average service charges are usually justified by buildings with central heating systems (common in older Dutch apartment blocks), elevator maintenance in mid-rise buildings, and larger reserve funds required by stricter VvE regulations for planned maintenance (MJOP).
What annual maintenance budget should I assume for an apartment in Rotterdam right now?
In Rotterdam in early 2026, apartment owners should budget around 1,000 to 1,500 euros per year (roughly 1,040 to 1,560 USD or 960 to 1,440 EUR) for interior maintenance beyond what the VvE covers.
The realistic range of annual maintenance costs in Rotterdam runs from about 800 euros for newer apartments in good condition to over 2,000 euros for older pre-war buildings that need more frequent repairs and updates.
The most common maintenance expenses Rotterdam apartment owners face include repainting between tenants (required more often due to the humid Dutch climate), boiler servicing and repairs (central heating is essential), and replacing flooring damaged by the frequent bike and wet-weather traffic typical in Dutch rental apartments.
What property taxes should I expect for an apartment in Rotterdam as of 2026?
As of early 2026, the typical annual property tax (OZB) for an apartment in Rotterdam is around 200 to 260 euros (roughly 210 to 270 USD or 190 to 250 EUR) for a property valued between 300,000 and 400,000 euros.
The realistic range of OZB property tax in Rotterdam runs from about 130 euros for a smaller apartment worth 200,000 euros to over 400 euros for a high-value property worth 600,000 euros or more.
Rotterdam calculates OZB based on your property's WOZ value (the municipality's official assessment) multiplied by the 2026 owner-occupied rate of 0.0643%, which is set annually by the city council.
There are limited exemptions available for Rotterdam apartment owners, mainly temporary reductions for properties undergoing major renovation or in designated urban renewal zones, but most foreign investors will pay the standard rate.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Rotterdam.
How much does landlord insurance cost for an apartment in Rotterdam in 2026?
As of early 2026, typical annual landlord building insurance (opstalverzekering) for an apartment in Rotterdam costs around 400 to 550 euros (roughly 415 to 570 USD or 385 to 530 EUR).
The realistic range of annual insurance costs in Rotterdam runs from about 250 euros for basic coverage on a lower-value apartment to over 700 euros for comprehensive policies on high-value properties or those in older buildings with higher risk profiles.
What's the typical property management fee for apartments in Rotterdam as of 2026?
As of early 2026, typical property management fees in Rotterdam run about 8% to 10% of monthly rent, which translates to roughly 125 to 160 euros per month (130 to 165 USD or 120 to 155 EUR) for an average apartment.
The realistic range of management fees in Rotterdam spans from about 7% for basic rent collection services to 12% or more for comprehensive packages that include maintenance coordination, and some agencies add VAT (21%) on top.
Standard property management services in Rotterdam typically include tenant sourcing and screening, lease preparation, monthly rent collection, handling tenant communications, and coordinating with contractors for minor repairs.
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 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 |
|---|---|---|
| Pararius Huurmonitor Q4 2025 | One of the largest Dutch rental portals with methodology-based quarterly reports. | We used it for Rotterdam rent per square meter and market tightness indicators. We also referenced tenant competition metrics and listing times. |
| Funda Rotterdam | The dominant Dutch housing platform with transparent sold-home data. | We used it for Rotterdam price per square meter and market context. We also referenced household composition data for demand analysis. |
| Municipality of Rotterdam - Tourist Rental | The city's official rulebook for what's legal in Rotterdam. | We used it to explain short-term rental restrictions and the 60-night cap. We also sourced registration requirements and tourist tax rates. |
| Rotterdam OZB Regulation 2026 | The legally published municipal tax regulation for Rotterdam. | We used it to get the 2026 owner-occupied OZB rate of 0.0643%. We then calculated typical annual tax costs for Rotterdam apartments. |
| CBS Statistics Netherlands | The Netherlands' official government statistics agency. | We used it to validate transaction price trends and market direction. We also used it as a credibility check against portal data. |
| DNB Housing Market | The Dutch central bank provides top-tier macro housing analysis. | We used it to understand supply constraints and price trajectory expectations. We also used it to explain why yields are constrained. |
| Belastingdienst Box 3 Calculation 2026 | The Dutch tax authority's official explanation of wealth tax. | We used it to explain the 6% assumed return category for rental properties. We also noted the 36% box-3 tax rate for foreign investors. |
| Independer VvE Research | A major Dutch consumer platform with data-based research on housing costs. | We used it for the average monthly VvE contribution of 161 euros. We calculated this as a percentage of typical Rotterdam rents. |
| MoneyView via VVP Online | An established Dutch financial data provider for insurance benchmarks. | We used it to anchor annual building insurance costs at around 415 euros. We applied this to Rotterdam yield calculations. |
| Rijksoverheid - Wet betaalbare huur | The national government's official source for law changes. | We used it to flag that rental regulation changed from July 2024. We explained its impact on achievable rents for investors. |
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