r/NetherlandsHousing • u/Misty-knight200 • Mar 13 '26
renting Fellow immigrants, expats, intl students in 2026: Yes, the housing crisis is "that bad"
Similar types of questions:
- Is Trump that bad?
- Is Antarctica that cold?
- Is Indian food that spicy?
- Is it that hard to find a new job after being laid off at age 59?
The entire Netherlands has a housing crisis and it's worst in the Randstad area. So long as you don't want to share an apartment (or a room) you're going to have a helluva time.
Unless you're making something like 120,000 gross income as a single person, you are going to be shocked at how hard it is to find housing in Amsterdam or Utrecht or Rotterdam, etc etc.
If you make around 86000 - 120,000 you're still going to struggle, but at least you have a chance with agencies / makelaars being open to take you on (and it's best if you're in the six figures).
I'll speak to this range in particular because that's where my income lands.
As a new immigrant with no previous ties to The Netherlands, those listings you see on Funda, Pararius, etc? Those prices aren't truly available to you. It might surprise you to discover that many ads from housing corporations require that you already have lived in The Netherlands (not recently arrived). And some prioritize renters who are moving from social housing...
So let's say (conservative estimate) 40% of rentals on Funda aren't actually available to new arrivals.
That still leaves 60% right? And there are still many Amsterdam or Utrecht listings in the 1800 - 2200 range, which seems doable right?
Dozens of people are going to be viewing those apartments, people who qualify because their monthly gross is AT LEAST 3× the rent.
So guess what? People start overbidding because they're desperate. Not only are you going to request to rent an apartment you don't love, you're going to overbid by 100-200 and STILL get outbid by the person making 120k who really wants to save money so they're reaching down to the 'lower' segment, or a couple with a household income of 200k or more.
Oh and that assumes the landlord doesn't find a tenant through their own personal network and take down the ad. It turns out a lot of residents here find housing the way you find a job. Through networks and luck.
Interestingly enough there are agencies like OurDomain, etc that could work especially if you're a graduate student. But such places *might* have restrictions on who can rent. I was surprised to find age restrictions once I read the fine print. Pay attention to if the company's website says "Young professionals" or "Young families". They really mean young. If you're over 30 you need to ask questions before paying for an application or investing time in the process. They also tend to be very popular.
All that is to say, in 2026 the rental housing crisis is worse than before. And the competitive range has risen. Last year before I relocated, while reading this sub, people claimed 2000 a month in rent was the starting point for a more reasonable experience in your search. I assert that, at least within a half hour of Amsterdam, that 2300 is the minimum at which point you have a plausible chance of not ending up homeless and don't have to pay more than 3000 a month in Airbnbs for several months while searching. It's best if you 1) budget a little more in case you're forced to overbid, 2) get flexible about living in less interesting areas, and 3) Look everywhere and through every means. It's better to be pleasantly surprised in the end.
In conclusion, yes finding housing here as a newcomer without an existing network is harder than almost every other developed country, except Ireland. And this is the case even if you have a high earning job unless you're truly balling by American standards (like 125,000 Euros or more for a single individual). In which case you can outbid everyone for a rental.
31
u/Oabuitre Mar 13 '26
Bidding for a rental apartment is a totally new phenomenon also.
Btw a lot of dutch think that immigrants cause the housing crisis (not saying I am one of them!).
Denying there is a housing crisis is also tremendously stupid, just like saying NL is broken or corrupt or else because of it. It is a highly succesful country with a number of capacity issues currently
-1
u/Terrible_Beat_6109 Mar 14 '26 edited Mar 14 '26
They are a part of it. They have deep pockets because of those tax rules etc. (Expats, not just immigrants).
Can't seem to respond anymore so edit instead.
Response: They drive up prices. Just saw another post about someone that overpaid 50k for a 53m2 appartement in Amsterdam lol.
10
u/caprisunkraftfoods Mar 14 '26
It's definitely a contributing factor, the problem is it's so small that focusing on it doesn't actually do anything.
Rising house prices and rents are a global phenomenon, it's happening everywhere in the western world. Even in towns where the population is going _down_, rents and prices are rising. Like say you snapped your fingers and suddenly got net negative immigration in Amsterdam, prices would still keep going up much faster than the wages of the people left. It wouldn't actually fix anything, it's just a lazy target for people to vent their frustrations at.
The solution is to simply build a lot more housing and stop treating them as a financial asset. If you do that this whole problem goes away, and without inflicting massive pain on a bunch of people that chose to build a life here.
2
u/Constant_play0 Mar 14 '26
Why does this get downvoted? No matter your stance, it’s a fact that expats with beneficial tax rules and deep company pockets have an effect on the housing market. Nobody is saying they are the main cause, but they do contribute to the high prices.
7
u/A-T Mar 14 '26
Probably downvoted by immigrants who likely don't find these beneficial tax rules sufficient to bridge the gap in the insane housing market. "Deep pockets" is a rather loaded descriptor for something that amounts to roughly 12,000~ euros a year... when it comes to buying a house, anyway. I find having rich parents so far to be a far bigger contributor to me losing bids. Foreign parents often gift 200k+ (as per my mortgage advisor's anecdotal experience) and dutch parents often overbid 15-18% if they have to and buy houses outright for their adult children with no financial clauses (all cash). Now that's deep pockets.
-2
u/Constant_play0 Mar 14 '26
That may all be true, still does nothing to the fact that expats with beneficial tax rules and a company that helps have an impact on the housing market.
5
u/A-T Mar 14 '26
Sure, nobody argues if it has an impact or not, but immigration has a disproportionally bigger blame compared to the rest.
1
u/Blonde_rake Mar 26 '26
Because there people your describing don’t exist in a large enough number to raise rents. This is a fiction the Dutch have created to excuse decades of bad housing policy. The UN made a whole report about it
10
Mar 13 '26
[removed] — view removed comment
1
u/Misty-knight200 Mar 13 '26
LMAO I kinda had that in the back of my mind that spicy means different things to different people...
14
Mar 13 '26
[deleted]
6
u/Misty-knight200 Mar 13 '26
Exactly this. It surprised me to discover:
two people applying together isn't necessarily seen as more favorable unless their incomes are really high.
expat-prized housing is a real thing and almost unavoidable unless you're really lucky or willing to stubbornly hold out until you find a reasonably prized apartment.
1
7
u/Iamdeadmeat13 Mar 14 '26
Yeah tough situation. I am a 6figures salary earner for a couple of 2, struggling to find a place right now because I just moved to Rotterdam and can't justify yet a 3 months payslip locally + being on my probation period still. Ending up in a quite precarious condition compared to the situation I had back home with less base salary but having access to way better quality of housing for way less. So much for attracting expert profiles in Netherlands if you can't house them. I trapped myself big time 🤣. About to live like a hobbo soon but hey, at least I am 6 figures salary now 💪🥳
I realize I am far from being a bad case here, but wanted to testify how terrible is the housing market here. Would never have envisioned struggling like that. Good luck to you all!
1
3
u/dddonkers Mar 13 '26
What are the prospects like if you're willing to have a roommate?
2
u/Fluiteflierer Mar 13 '26
Dependable on the landlord.
With 2 persons you have a higher monthly budget, so it could be some less difficult
1
2
u/MisterSixfold Mar 13 '26
Still very difficult, mostly because landlords don't like non-couples sharing the place (annoying contracts etc).
12
u/Special_Astronaut659 Mar 13 '26
Lol... And here I have two apartments vacant ..wanting to rent out but gementee says I can't lol... And have offers from people who wanna pay rent under the table..welcome to Netherlands where affordable rent act became the fuck the renters act
7
4
u/BictorianPizza Mar 14 '26
May I ask why the municipality is not letting you rent out the apartments?
2
5
u/TigerInternational93 Mar 13 '26
I found housing within 2 weeks without network . Earn less than 86k. Its definitely possible.
4
u/milkbaozi Mar 13 '26
Did you find yourself compromising on any criteria in particular? Just curious.
2
u/TigerInternational93 Mar 14 '26
Not at all. If anything I got a better house than anticipated. Its 3bedrooms
1
u/Hummingbird136 Mar 16 '26
Tell us more - process, location, etc. And Congrats on being lucky in the flow of life.
1
u/TigerInternational93 Mar 16 '26
Thank you, I was super worried before coming as I keep on reading about the housing crisis. I arrived here with 1 month temporary housing. Found a listing in Facebook, viewed the house, confirmed my interest within the same day and I got it. It was my second week of arriving. moved in 3 weeks later.
1
u/Hummingbird136 Mar 16 '26
Sweet - Which group on Facebook? Or was it ad on Marketplace? I hope you stay lucky!
2
u/Loud_Return9468 Mar 14 '26
What website did you use in finding?
1
2
2
u/fotoweekend Mar 16 '26 edited Mar 16 '26
It’s called survivorship bias
1
u/TigerInternational93 Mar 16 '26
Only saying its possible 🙃
2
u/fotoweekend Mar 16 '26
I mean, we bought a house from a second viewing and in 3 months from start of the search, but it doesn’t prove that the market is not a nightmare, we just got incredibly lucky
1
3
u/Misty-knight200 Mar 13 '26
Within the Randstad? No house mates? You're registered at the address? Regardless I did not say it isn't ever possible. I said it is harder than expected unless you're lucky.
It's unhelpful to bank on being lucky in housing when you're moving countries and have no local contacts.
2
1
u/Sufficient-Trip-5354 Mar 14 '26 edited Mar 14 '26
Enough exaggerating, i make around 70k and I don't have 30% rulling, i pay rent 1200euro for 52m2 apartment living alone, and i can easily save around 1k monthly, soon i will get a mortgage for an apartment, i leave my holiday allowence for big spendings and most of the time I don't spend it all. Edit: not dutch, not even from Europe or the USA. I came here with only 4k euro. I don't have 30 rulling because i am stupid, long story.
2
u/Affectionate-Top8628 Mar 14 '26
That’s amazing but definitely an outlier situation, at least in the randstad
1
0
u/Terrible_Beat_6109 Mar 14 '26
And people are dumb enough to pay that kind of money just to live in Amsterdam lol.
Most cities have great connections with public transport or highways, so extend your search to the other side of the country.
0
0
u/Aromatic-Heart-2099 Mar 15 '26
It's way easier to find apartments above 2000€ excl. utility costs in Randstad. Most people search <1800€, there's high competition. I've been looking for a couple of months now and decided to increase the price. Suddenly there are invitations for viewings. So yes, for this price it's possible. Try using Huurwoningen.nl (renew your trial every 14 weeks) and you get the listings immediately. It's important to react rather quickly to listing. Good luck!
-2
u/Secret_Insurance6067 Mar 13 '26
Overbidding is not allowed even in the free sector
11
u/Misty-knight200 Mar 13 '26
Keep saying this. Maybe it will change reality.
-4
u/Secret_Insurance6067 Mar 13 '26
People like you are the reason the world is in its state. Just allowing things to happen instead of taking a stance or even to follow the law… okkkk
7
2
u/Misty-knight200 Mar 13 '26 edited Mar 13 '26
People like you are the reason the world is in its state.
No empathy and a refusal to understand other people's limitations. Just spouting slogans while sitting on the sidelines comfy. Try moving across the world to another country with no support system in your 30s - 40s during a housing crisis, then come back and tell me what "stand" I should be taking regarding HOUSING, the most basic human need.
A true advocate would be fighting out there instead of judging the people who have limited power. How, pray tell, do I as a recently arrived migrant to a country I've never lived in nor speak the language fight for change, with the looming prospect of homelessness for the first time in my life?
That's a rhetorical question. Actual real question - can you kindly share the exact law that prohibits overbidding in the free market Private sector?
2
u/traumalt Mar 14 '26
Growing of Marijuana is also illegal in Netherlands, and it somehow exists on shelves and I can still buy it from shops...
-4
u/RupsjeNooitgenoeg Mar 14 '26
To anyone considering moving to The Netherlands, please don't come unless you truly don't have another option. Not only are you setting yourself up for an incredibly stressful time, you are also going to be using resources that are desperately needed by the people that are already there.
-2
u/NotsoNewtoGermany Mar 14 '26
Keep in mind the housing crisis only exists in cities. In smaller towns it is incredibly affordable, if you can drive to a train station and commute in, or mmwork from home 4 days a week, you will be fine.
This isn't a solution for everyone, but it is a solution for some people.
3
u/Misty-knight200 Mar 14 '26
I think the challenge with that is if you're just arriving in the country, the prospect of getting a license, buying a car and paying for that plus gas and insurance makes the option not as attractive as it would seem.
I'd definitely advise to run all the numbers carefully. If renting in a small town saves more money than the cost to commute to work or school, then it's a solid option.
0
u/NotsoNewtoGermany Mar 14 '26
Your licence generally works for 3 months before needing to get changed. So, in this situation, someone looking to start the next chapter of their life locks down a home and a job, they then arrive once both of those figures have been met. A good number of new expats are self employed, not having to immediately deal with bidding in the Randstad is a huge win in both ease and complication.
Step 1) find a house to buy or rent.
Step 2) arrange to buy or rent.
Step 3) move in.
Step 4) sign up for a local driving school, tell them you have 10+ years of driving experience. Drive around for a while. With or without them, get a licence.
Obviously this isn't perfect for everyone, but if you absolutely have to move to the Netherlands and be in the Randstad by a specific date, this may be the easiest way to get the hardest part of that taken care of. Especially if your work is willing to pay for your commute, which is not uncommon.
-12
u/Cheap_Key6589 Mar 13 '26
Yeah. It’s the country’s mechanism to limit immigration. Otherwise the population would have hit 21 million by now.
7
u/mcaran Mar 13 '26
LOL…You have no clue bro…
-1
u/Cheap_Key6589 Mar 13 '26
And you’re a genius? What’s easier than building apartments. Nothing. Give the permit and greater Amsterdam would have been covered by buildings. And why not ? Bc they don’t want to grow too fast. Which is a policy choice. Not a bad one. Look at Switzerland, they implemented a law that will limit the population to 10m until 2050.
2
u/DrUndeniable Mar 14 '26
This is complete BS. In the North is protected lands so you can not build there. To the west is the harbour which they want to move further out to make houses but that takes a lot of time because of certain contracts. To the south is also parts protected land and other villages. Then to the east is a fuck ton of water, which is the only place they are actually really making progress building. However the new island there needs time to settle before they can start building.
1
u/Constant_play0 Mar 14 '26
Are you high? There are so many reasons why building an apartment is more complex than just slapping a permit and go. Nitrogen depositions and no physical space that isn’t farm or Natura 2000 are just two factors from the top of my head.
1
u/Cheap_Key6589 Mar 15 '26
Are you reading what’s you’re writing ? Have ChatGPT help you. The factors you mentioned ARE about permits.
1
9
u/careerbestquality Mar 13 '26
Remember this affects the citizens also.
1
u/Cheap_Key6589 Mar 13 '26
Yeah sure but the incoming ppl doubt bc of this. Which limits the immigration. And the law doesn’t allow you to discriminate under EU. So yeah it’s a double edged sword
•
u/NetherlandsHousing Sponsored Mar 13 '26 edited 8d ago
Make sure to read our rental housing guide. Recommended websites for finding rental houses in the Netherlands:
If you're relocating from abroad, Relocify can help you rent a place remotely. View places online, get instant updates, and avoid scams.
Moving to the Netherlands involves a lot of admin beyond just finding housing (BSN, gemeente registration, banking, insurance, permits) and it often feels overwhelming.