here can you still find affordable housing in 2026 (Last updated: 19 May 2026)
Published on 19 March 2025Cost15 min read
Based on 33,000+ active rental listings aggregated by RentHunter from 1100+ Dutch rental platforms over the last 90 days.
Find out what’s trending in rent prices in Amsterdam, Rotterdam, Utrecht and The Hague. Where can you still find affordable housing in 2025 and what’s driving the rental market in the Netherlands.
The Dutch housing market is in motion and Amsterdam rent prices, as well as median rent prices by city, are reflecting the trends in urban housing demand and affordability In this 2025 update we break down the average rent prices for rooms, studios and apartments, as well as the cost per square meter and the trends that are shaping the Netherlands’ real estate landscape. Whether you’re a student, professional or expat, this guide will give you the inside scoop on finding affordable housing and navigating the competitive rental market.
The figures in this guide come from three data sources:
We use median prices rather than averages whenever possible — averages are skewed upward by luxury listings, while medians reflect what most renters actually pay. All prices are monthly base rent in euros, excluding utilities unless specified.
Amsterdam rent prices remain the highest in the Netherlands, with average rent prices reaching new highs in 2025. The city’s cool culture, strong job market, and international appeal keep driving demand and pushing the cost per square meter to new levels.
| Property Type | City Center | Outside City Center | Facts |
|---|---|---|---|
| Room | €800 – €1200 | €700 – €1000 | Popular areas: De Pijp, Oost, West. |
| Studio | €1500 – €2000 | €1200 – €1600 | Cost per square meter: €35-€45 in prime areas. |
| 1-Bedroom Apartment | €2200 | €1800 | Most expensive in prime areas like Jordaan. |
| 2/3-Bedroom Apartment | €3500 – €4500 | €3000 – €4000 | High demand in family-friendly neighborhoods. |
Did you know? The Amsterdam average rent price is heavily influenced by international demand, with expats and remote workers accounting for a big chunk of the tenants.
Amsterdam house rent prices remain high, but Rotterdam rent prices are rising too. The city is still more affordable but gaining popularity among professionals and students.
| Property Type | City Center | Outside City Center | Facts |
|---|---|---|---|
| Room | €600 – €900 | €500 – €800 | Affordable areas: Feijenoord, Charlois. |
| Studio | €1000 – €1400 | €800 – €1200 | Cost per square meter: €25-€30. |
| 1-Bedroom Apartment | €1600 | €1300 | Popular areas: Kralingen, Kop van Zuid. |
| 3-Bedroom Apartment | €2000 – €2800 | €1800 – €2500 | Family-friendly neighborhoods on the rise. |
💡Tips : If you’re looking for more affordable housing in Rotterdam, consider neighborhoods like Feijenoord or Charlois, where the rent prices are lower but still well connected to the city centre.
Utrecht, with its beautiful canals and central location, offers a unique mix of affordability and quality of life. The Amsterdam house rent prices are significantly higher, making Utrecht a good alternative.
| Property Type | City Center | Outside City Center | Facts |
|---|---|---|---|
| Room | €700 – €1,000 | €600 – €900 | Popular areas: Lombok, Oudwijk. |
| Studio | €1200 – €1600 | €900 – €1300 | Cost per square meter: €28-€32. |
| 1-Bedroom Apartment | €1700 | €1400 | High demand near universities and train stations. |
| 3-Bedroom Apartment | €2500 – €3200 | €2200 – €2800 | Growing popularity among families. |
The Hague, the city which brings students, expats and professionals together. It is the most affordable city among the four big cities mentioned in this article.
| Property Type | City Center | Outside City Center | Facts |
|---|---|---|---|
| Room | €600 – €900 | €500 – €800 | Affordable areas: Laak, Escamp. |
| Studio | €1000 – €1400 | €800 – €1200 | Cost per square meter: €22-€26. |
| 1-Bedroom Apartment | €1500 | €1200 | Popular areas: Statenkwartier, Benoordenhout. |
| 3-Bedroom Apartment | €2000 – €2800 | €1800 – €2500 | Family-friendly neighborhoods with good amenities. |
Eindhoven is the Netherlands’ tech capital home to ASML, Philips, and a fast-growing international workforce. Rent prices have climbed steadily but remain well below Amsterdam levels.
Based on 2,931 active rental listings scraped by RentHunter over the last 90 days (Feb–May 2026), here’s what you can expect:
| Property type | Typical range | Median | Average surface |
|---|---|---|---|
| Studios | €799 – €1,200 | ~€950 | 32m² |
| 1-bed apartments | €1,200 – €1,727 | €1,285 | 55m² |
| 2-bed apartments | €1,500 – €2,185 | €1,650 | 75m² |
| Family homes (3-bed+) | €1,900 – €3,500 | €2,400 | 110m² |
Groningen is the Netherlands’ student capital home to the University of Groningen and Hanze University. Around 25% of its population is enrolled in higher education, which shapes the rental market: most listings are student rooms (kamers) rather than full apartments.
Based on 4,529 active rental listings scraped by RentHunter over the last 90 days (Feb–May 2026):
| Property type | Typical range | Median | Average surface |
|---|---|---|---|
| Student rooms (kamer) | €450 – €750 | €560 | 18m² |
| Studios | €700 – €1,050 | €850 | 28m² |
| 1-bed apartments | €1,000 – €1,450 | €1,200 | 50m² |
| 2-bed apartments (and up) | €1,450 – €2,200 | €1,750 | 75m² |
Maastricht is a smaller city with an outsized international footprint, thanks to Maastricht University’s English-taught programs and proximity to Belgium and Germany. Rent prices sit between student-city Groningen and tech-hub Eindhoven.
Based on 2,966 active rental listings scraped by RentHunter over the last 90 days (Feb–May 2026):
| Property type | Typical range | Median | Average surface |
|---|---|---|---|
| Student rooms (kamer) | €500 – €850 | €700 | 22m² |
| Studios | €750 – €1,100 | €950 | 32m² |
| 1-bed apartments | €1,100 – €1,525 | €1,200 | 55m² |
| 2-bed apartments | €1,525 – €1,950 | €1,700 | 80m² |
| Family homes | €1,950 – €3,500 | €2,400 | 115m² |
Haarlem is one of the most desirable cities near Amsterdam 15 minutes by train, with the historic centre, beach access (Zandvoort), and significantly more space per euro. Demand has surged as Amsterdam renters look for alternatives.
Based on 1,376 active rental listings scraped by RentHunter over the last 90 days (Feb–May 2026):
| Property type | Typical range | Median | Average surface |
|---|---|---|---|
| Studios | €1,062 – €1,400 | €1,250 | 35m² |
| 1-bed apartments | €1,400 – €1,900 | €1,650 | 60m² |
| 2-bed apartments | €1,900 – €2,450 | €2,100 | 80m² |
| Family homes (3-bed+) | €2,450 – €2,950 | €2,650 | 110m² |
| Luxury (top 10%) | €2,950+ | €3,400 | 130m² |
When looking at rent prices in Amsterdam, Rotterdam, Utrecht and The Hague it’s clear that Amsterdam is the most expensive and Rotterdam and The Hague are the cheapest. Utrecht is in the middle so it’s a popular choice for many.
Best tip: If you’re on a tight budget, consider shared housing or looking for properties outside the city center. Websites like Pararius.nl, Kamernet.nl, HousingAnywhere.com Funda.nl and Renthunter.nl are some good rental platforms to help you find a home within your budget.
If your priority is keeping rent low and you have flexibility on location, here are the 8 cheapest Dutch cities with sufficient inventory to find something within 30 days. Median prices are based on 33,000+ active RentHunter listings from the last 90 days (Feb–May 2026).
| Rank | City | Median rent | Best for | Note |
|---|---|---|---|---|
| 1 | Wageningen | €559 | Students | Mostly kamers (avg 26m²) — student town for Wageningen University |
| 2 | Enschede | €579 | Students, young professionals | University of Twente, mostly kamers and studios |
| 3 | Groningen | €660 | International students | Student capital — kamer market dominates |
| 4 | Leeuwarden | €850 | Families, professionals | Capital of Friesland, real apartments at low prices |
| 5 | Nijmegen | €857 | Students, professionals | Radboud University, university hospital |
| 6 | Arnhem | €972 | Families | Bigger apartments (avg 74m²) at sub-€1,000 medians |
| 7 | Zwolle | €975 | Families, commuters | Mid-size city with good train links |
| 8 | Heerlen | €897 | Families | South Limburg, lower cost of living |
The honest caveat: in Wageningen, Enschede, and Groningen, the cheap medians reflect student room (kamer) dominance — average surfaces under 35m². If you want a 1-bedroom apartment instead, expect to pay €900–€1,200 even in these cities.
For families or professionals, the real value lies in Leeuwarden, Zwolle, and Arnhem — larger surfaces, real apartments, and median rents under €1,000.
💡 Tips: All eight cities are well-connected by Dutch rail (NS). If you work in a bigger city, commuting from Zwolle or Arnhem to Amsterdam/Utrecht is feasible (~1h) and can save you €700–€1,500/month in rent.
Some Dutch cities have rents that rival London or Paris. Based on 33,000+ active RentHunter listings from the last 90 days, here are the priciest places to rent in 2026.
| Rank | City | Median rent | Avg surface | Premium tier (top 10%) |
|---|---|---|---|---|
| 1 | Amstelveen | €2,500 | 105m² | €4,250+ |
| 2 | Amsterdam | €2,350 | 76m² | €3,600+ |
| 3 | Hoofddorp | €1,950 | 83m² | €2,650+ |
| 4 | Haarlem | €1,900 | 76m² | €2,950+ |
| 5 | The Hague | €1,800 | 78m² | €3,550+ |
| 6 | Almere | €1,582 | 79m² | €2,475+ |
| 7 | Utrecht | €1,445 | 65m² | €2,600+ |
| 8 | Hilversum | €1,260 | 63m² | €2,500+ |
Why Amstelveen tops the list: it’s where most expat executives at HQs around Amsterdam (Cisco, Canon, KPMG, ING) live. Average surface is 105m² — bigger family homes — and the median exceeds even Amsterdam’s.
The Dutch rental market in 2025 is influenced by:
🧠 Did you know? : The Netherlands is investing in new housing developments to address the shortage, but it may take years for these projects to impact rental prices significantly.
If you’re searching for an affordable place, looking at the median rent prices by city and house price per square meter can give a clearer picture. Amsterdam house rent prices are the highest, with prime areas exceeding €40 per m2, while Rotterdam and The Hague offer more budget-friendly options at €22-€30 per m2. Utrecht falls in between with prices around €28-€32 per m2, making it a solid choice for those who want both affordability and quality of life.
| City | Rooms | Studios | 1-Bedroom apartments | 2/3-Bedroom apartments |
|---|---|---|---|---|
| Amsterdam | €700 – €1200 | €1200 – €2000 | €1800- €2200 | €3000 – €4500 |
| Rotterdam | €500 – €900 | €800 – €1400 | €1300-€1600 | €1800 – €2800 |
| Utrecht | €600 – €1000 | €900 – €1600 | €1400-€1700 | €2,200 – €3200 |
| The Hague | €500 – €900 | €800 – €1400 | 1200-€1500 | €2,000 – €2800 |
This article was last reviewed and updated on 19 May 2026 by the RentHunter editorial team. Rental data is refreshed every quarter.
What are the trends in 2025 rent prices?
What’s the price per m2 in Amsterdam, Rotterdam, Utrecht and The Hague?
Where is it cheapest to live in the Netherlands?
The Hague and Rotterdam are the most affordable major cities.Amsterdam is the most expensive, followed by Utrecht.
How much do furnished versus unfurnished apartments cost?
Furnished apartments cost around 10-20% more than unfurnished. For example a furnished 1-bedroom in Amsterdam might be €2200, while unfurnished is €1900.
How much has rent increased in 2026 vs 2025?
According to CBS (Statistics Netherlands), private sector rents rose by approximately 5–7% nationally between Q1 2025 and Q1 2026. The increase is uneven: Amsterdam and Utrecht saw double-digit increases on new contracts, while smaller cities like Heerlen, Arnhem, and Leeuwarden stayed closer to the national average. Existing tenants are protected by the WWS (woningwaarderingsstelsel) cap on annual increases typically inflation + 1%, set yearly by the government. The biggest jumps are visible on new contracts in tight markets, especially Amsterdam, Amstelveen, and the Randstad in general.
Are rents going to go up in 2026?
Yes but the pace depends on the segment. Three factors point to continued increases through 2026:
The Dutch housing market is difficult, and rent prices trend with urban demand in Amsterdam, Rotterdam, Utrecht, and The Hague. Amsterdam house rent prices remain the highest, while Rotterdam and The Hague offer more affordable options. Rental trends, knowledge of tenant rights, and looking into all options will determine your ability to find that perfect place to call home in the Netherlands. Be it a student, employed, or expat, starting early and being ready for a challenge in a competitive market is the way to go.
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