TL;DR
- The Dutch housing market in 2026 remains competitive, with prices rising 5-8% year-over-year in most cities.
- Renting is faster and lower-risk; buying builds equity but requires patience and a solid financial position.
- Use Funda, Pararius, and local agents — never pay before viewing a property in person.
- The 30% ruling reduces your mortgage capacity since banks use your taxable (lower) income.
- NHG applies to homes up to €435,000 and can save you thousands in interest.
The Dutch housing market in 2026: what expats need to know
The Netherlands has one of the tightest housing markets in Europe. Demand consistently outstrips supply, driven by population growth, international migration, and limited new construction. In 2026, prices have resumed their upward trend after a brief dip in 2023, with average sale prices rising 5-8% nationally compared to the previous year.
For expats, the market presents an additional challenge: you are often competing without a local network, Dutch language skills, or deep familiarity with the system. This guide walks you through everything you need to know — whether you plan to rent or buy.
Renting vs buying: which is right for you?
The right choice depends on how long you plan to stay, your financial situation, and your tolerance for the buying process. Here is how they compare:
Renting — pros and cons
- Fast to arrange: You can move in within days or weeks, ideal when you first arrive.
- Flexibility: Easier to relocate if your job or situation changes.
- No financial risk: You avoid exposure to property price fluctuations.
- High cost: Rent in major cities is expensive, and you build no equity.
- Limited supply: Good rental properties go within hours, especially in Amsterdam.
Buying — pros and cons
- Build equity: Monthly payments go toward ownership rather than a landlord.
- Tax benefits: Mortgage interest is tax-deductible (hypotheekrenteaftrek) in Box 1.
- Stability: No landlord can terminate your lease or raise your rent unexpectedly.
- High upfront costs: Expect 4-6% of the purchase price in closing costs (kosten koper).
- Long process: Finding and closing on a home takes 3-6 months or more.
Rule of thumb
If you plan to stay in the Netherlands for 3+ years and have a stable income, buying is usually financially better than renting. Use our Cost of Living Calculator to compare monthly costs.
How to find rental housing
The most effective approach combines online platforms with local estate agents. Here are the main channels:
- Funda.nl: The largest property platform in the Netherlands. Most professional listings appear here. Filter by "huur" (rent) and set your price range.
- Pararius.nl: Focused on the private rental sector, with an English-language interface. Particularly popular among expats and international renters.
- Kamernet.nl: Best for rooms and shared apartments. Requires a paid subscription to respond to listings.
- Facebook groups: Groups like "Expats in Amsterdam" and city-specific housing groups sometimes have direct-from-owner listings. Exercise extra caution with scams.
- Rental agents (makelaars): A rental agent can search on your behalf, especially useful if you are relocating from abroad. Expect to pay one month's rent as a fee (this is legal for the agent's service, but a landlord cannot charge you a finder's fee).
Red flags and common scams
Warning: rental scams target expats
Scammers specifically target expats because they are often searching from abroad and willing to pay deposits sight-unseen. Never transfer money before visiting the property in person or having a trusted person verify it on your behalf.
Watch out for these red flags:
- Price too good to be true: A large apartment in central Amsterdam for €800/month does not exist on the private market. If the price seems unrealistic, it is a scam.
- Deposit before viewing: Any request for payment before you see the property is a major red flag.
- Foreign bank accounts: Legitimate Dutch landlords use Dutch bank accounts (IBAN starting with NL).
- Pressure to sign immediately: Scammers create urgency. A legitimate landlord will give you time to review the contract.
- No official contract: Always insist on a written rental agreement (huurovereenkomst) before paying anything.
Understanding Dutch rental contracts
Dutch rental law distinguishes between two main contract types, each with different protections:
Indefinite contracts (onbepaalde tijd)
These give the tenant strong legal protection. The landlord can only terminate the contract under very specific circumstances (such as personal use or major renovation), and must go through the courts. Rent increases are regulated for social housing; for the private sector, increases are limited to inflation + a government-set maximum (currently capped at 7.7% for 2026 in the free sector).
Temporary contracts (bepaalde tijd)
Fixed-term contracts of up to 2 years (for self-contained units) or 5 years (for rooms) automatically convert to indefinite contracts if the landlord does not terminate them in time. The landlord must notify you in writing between 1 and 3 months before the end date. If they miss this window, you have an indefinite contract.
Service costs and deposits
- Service costs (servicekosten): Charges for shared amenities (cleaning, elevator maintenance, shared energy). Must be itemized annually. You can dispute unreasonable charges with the Huurcommissie (Rent Tribunal).
- Deposit (waarborgsom): Limited to a maximum of 2 months' rent. Must be returned within 14 days of moving out. Take photos of the property condition at move-in and move-out.
- Key money (sleutelgeld): Illegal. If a landlord asks for key money or any payment beyond the deposit and first month's rent, this is against the law.
Buying a home: the process step by step
Buying property in the Netherlands is open to anyone, regardless of nationality or residence status. Here is how the process works:
- Get a mortgage pre-approval: Before you start searching, get a mortgage advisor (hypotheekadviseur) to calculate your maximum borrowing capacity. This typically costs €2,000-€3,500 as an advisory fee.
- Hire a buying agent (aankoopmakelaar): While optional, a buying agent is highly recommended. They know the local market, attend viewings, help you set a competitive bid, and negotiate on your behalf. Fees range from €3,000-€6,000 or a percentage of the purchase price.
- Search and view properties: Funda.nl is the primary platform for buying. Set up alerts, attend open houses (open huizen dag), and act fast — popular properties can receive 10+ offers within days.
- Make an offer (bod uitbrengen): Offers are typically made through your buying agent. In a competitive market, offers above the asking price are common. Your agent will advise on a strategic bid.
- Sign the purchase agreement (koopovereenkomst): Once your offer is accepted, the selling agent drafts the purchase agreement. You then have a 3-day cooling-off period (bedenktijd) to withdraw without penalty.
- Arrange financing: You typically have 4-6 weeks to finalize your mortgage. Include a financing clause (financieringsvoorbehoud) in the purchase agreement so you can withdraw if your mortgage is denied.
- Building inspection (bouwkundige keuring): Optional but highly recommended, especially for older homes. An inspector checks for structural issues, asbestos, and maintenance needs. Costs €300-€500.
- Transfer at the notary (notaris): The notary handles the legal transfer of ownership. On the transfer date, you sign the deed (leveringsakte), the mortgage deed (hypotheekakte), and receive the keys. Budget €1,000-€1,500 for notary fees.
NHG (Nationale Hypotheek Garantie)
NHG is a government-backed guarantee on your mortgage that protects both you and the lender. If you are forced to sell your home at a loss due to circumstances beyond your control (such as divorce, unemployment, or disability), NHG can cover the residual debt.
- 2026 price limit: €435,000 (or €461,100 if you invest in energy-saving improvements).
- Cost: A one-time fee of 0.6% of the mortgage amount, payable at closing. For a €400,000 mortgage, that is €2,400.
- Interest discount: NHG mortgages typically get a 0.3-0.5% lower interest rate, which can save you €5,000-€15,000 over the mortgage term.
- Safety net: If you must sell at a loss due to qualifying circumstances, NHG covers the shortfall — you do not owe the bank the difference.
Is NHG worth it?
For most expats buying within the price limit, yes. The lower interest rate alone typically saves more than the one-time fee within the first 2-3 years. The safety net is an additional benefit, particularly valuable if your stay in the Netherlands is uncertain.
Impact of the 30% ruling on mortgage capacity
If you have the 30% ruling, your mortgage capacity is typically lower than you might expect. Most banks calculate your maximum mortgage based on your taxable income — which is only 70% of your gross salary under the ruling.
For example, if your gross salary is €80,000, banks may calculate your capacity based on €56,000 (the taxable portion). This significantly reduces how much you can borrow.
Important: plan for the ruling's expiry
The 30% ruling has a maximum duration of 5 years, and the benefit is being reduced to 27% from 2027. Banks factor in the expiry date when calculating your capacity. Some lenders are more flexible than others — a mortgage advisor experienced with expats can help you find the best option. Use our Salary Calculator to see how the ruling affects your take-home pay.
Average property prices by city (2026)
Property prices vary dramatically across the Netherlands. Here are approximate averages per square meter for apartments and houses in major cities:
| City | Avg. price/m² | Avg. apartment price |
|---|---|---|
| Amsterdam | ~€5,500/m² | ~€450,000 |
| Utrecht | ~€4,500/m² | ~€380,000 |
| The Hague | ~€4,000/m² | ~€340,000 |
| Rotterdam | ~€3,800/m² | ~€320,000 |
| Eindhoven | ~€3,600/m² | ~€310,000 |
| Groningen | ~€3,000/m² | ~€260,000 |
Prices outside the Randstad (the urban belt of Amsterdam, Rotterdam, The Hague, and Utrecht) are typically 20-40% lower. Cities like Groningen, Tilburg, and Breda offer significantly more space for your budget, though job availability in certain sectors may be more limited.
Tips for expats in a competitive market
- Get pre-approved before you search: Sellers take your offer more seriously if you can show mortgage pre-approval. This also speeds up the process once your offer is accepted.
- Hire a buying agent: In a market where bidding wars are common, a local agent who knows the neighborhood and recent sale prices is invaluable. Their fee often pays for itself through smarter bidding.
- Look beyond the Randstad: If your job allows hybrid or remote work, consider cities like Eindhoven, Breda, or Arnhem where you get significantly more for your money.
- Be ready to act fast: Desirable properties receive multiple offers within days. Set up Funda alerts and be prepared to view at short notice.
- Budget for all costs: Beyond the purchase price, account for transfer tax (2% for primary residences, 10.4% for investment properties), notary fees, mortgage advisor fees, and buying agent fees. Total closing costs are typically 4-6% of the purchase price.
- Consider new-build (nieuwbouw): New construction is exempt from transfer tax and often comes with NHG eligibility. Wait times can be 1-2 years, but prices are fixed at signing.
- Start building your Dutch credit history: While the Netherlands does not have a credit score system like the US, banks do check BKR (Bureau Krediet Registratie) for existing debts. Avoid taking on unnecessary consumer credit before applying for a mortgage.
Frequently asked questions
How much deposit can a landlord ask for in the Netherlands?
Dutch law limits the deposit (waarborgsom) to a maximum of two months' rent for contracts signed after July 1, 2023. The landlord must return the deposit within 14 days after you move out, minus any justified deductions for damage beyond normal wear and tear. Always document the condition of the property with photos when you move in.
Can I get a mortgage in the Netherlands as an expat?
Yes. Dutch banks regularly provide mortgages to expats, including those with a 30% ruling. You will need a BSN, a Dutch employment contract, and typically at least a few months of payslips. Some banks require a permanent contract or a temporary contract with an employer declaration (intentieverklaring). A mortgage advisor (hypotheekadviseur) experienced with expats can help navigate lender requirements.
Does the 30% ruling affect my mortgage capacity?
Yes, significantly. Most banks calculate your mortgage capacity based on your taxable income, which is 70% of your gross salary under the 30% ruling. This reduces the maximum mortgage you can obtain. However, some lenders and advisors can work with your full gross salary if you provide documentation showing the ruling's expiry date. Always consult a mortgage advisor who understands the 30% ruling.
What is NHG and should I use it?
NHG (Nationale Hypotheek Garantie) is a government-backed mortgage guarantee. In 2026, it applies to homes up to €435,000 (or €461,100 with energy-efficiency improvements). NHG costs a one-time 0.6% fee on the mortgage amount and typically gives you a 0.3-0.5% lower interest rate. It also protects you from residual debt if you're forced to sell at a loss due to circumstances like divorce or job loss. For eligible properties, NHG is almost always worth it.
How long does it take to buy a house in the Netherlands?
From starting your search to getting the keys, the process typically takes 3 to 6 months. After your offer is accepted, there is a mandatory 3-day cooling-off period, then 4-6 weeks to arrange financing and complete due diligence. The final transfer at the notary usually happens 6-8 weeks after signing the purchase agreement (koopovereenkomst).
Are there rental scams targeting expats in the Netherlands?
Yes, rental scams are common, especially targeting expats who are searching from abroad. Red flags include landlords asking for large deposits before viewing, prices far below market rate, listings that only accept foreign bank transfers, and pressure to sign quickly. Never transfer money before seeing a property in person or verifying the landlord's identity. Use established platforms like Funda and Pararius.