Finding a place to rent in Amsterdam

Before you start

• A realistic budget for rent plus utilities and municipal charges if they are not included
• Proof of income or an employment contract

Documents you need

• Passport or ID card

  required

• Proof of immigration status (visa or residence document)

  Non-EU citizens

  optional

• Employment contract or recent payslips or bank statements as proof of income

  required

• Citizen service number (BSN), if you already have one

  optional

Step by step

1. 1

   Step 1: Understand the three rental segments

   The rules depend on the rent at the start of the contract and on the home's quality score under the points system (woningwaarderingsstelsel, WWS), which counts size, facilities, energy label and the property's value. For contracts starting in 2026:

   • Social housing: initial rent up to €932.93 per month. Most social homes belong to housing associations (woningcorporaties) and have income limits; in 2026 associations must let 92.5% of vacant homes to households earning up to €51,537 (single) or €56,910 (multi-person). In Amsterdam you register with WoningNet via the mijnDAK portal and need a housing permit (huisvestingsvergunning). Waiting times run to many years, so this is rarely an option for newcomers.
   • Mid-rent: up to €1,228.07 per month (2026). Social and mid-rent homes have a maximum rent based on the points, which the Rent Tribunal can enforce.
   • Free sector (vrije sector): above €1,228.07. There is no maximum rent, but annual increases are capped by law until 1 May 2029; for 2026 the maximum is 4.4%.
2. 2

   Step 2: Prepare your documents and budget

   Landlords and agents usually ask for ID, proof of income (an employment contract or recent payslips) and sometimes a reference from a previous landlord. Have them ready as PDFs so you can respond within hours. Share a safe copy of your passport: make your citizen service number (BSN) unreadable, write "copy", the date and the recipient on it, or use the government's free KopieID app. Work out your budget on the total monthly cost: basic rent plus service costs, energy, water, municipal taxes and internet; see Dutch rental terms explained and utilities in the Netherlands.

3. 3

   Step 3: Search in several places

   Use large listing portals, contact letting agents (makelaars) and ask your employer or university for contacts. Agents who belong to a professional association such as NVM, its Amsterdam branch MVA, or VBO have complaint procedures, which gives you more protection if something goes wrong. Respond quickly to new listings and prepare a short introduction and your documents in advance.

4. 4

   Step 4: Check the offer before you pay

   • Visit the home, or ask someone you trust to do so, and check that the keys work before transferring large sums.
   • Ask whether you can register at the address. If not, it may be an illegal sublet, and without registration you cannot get a BSN through the BRP.
   • Check the owner in the Land Registry (Kadaster); an online ownership report costs €3.70 in 2026.
   • Be wary of landlords who are reachable only by email or social media, ask for payment via money-transfer services, or offer a central flat far below market price. See rental scams in the Netherlands for the full checklist.
5. 5

   Step 5: Know what you may be asked to pay

   • Deposit (borg): usually one month's basic rent and at most two months'.
   • First month's rent.
   • Key money (sleutelgeld) is illegal.
   • Takeover costs (overnamekosten) for furniture the previous tenant leaves are optional and negotiable.
   • Agency fees: an agent who advertises a home on behalf of the landlord works for the landlord and, according to the consumer authority ACM and the courts, may not also charge you. !WOON explains how to reclaim such fees paid in the past five years.
6. 6

   Step 6: Sign a clear written contract

   Since 1 July 2024 most new tenancy agreements are for an indefinite period. Fixed-term contracts of up to two years remain only for specific groups and situations, such as students moving for their studies, and the landlord must remind you in writing one to three months before the end date. The contract should separate the basic rent (kale huur) from service costs (servicekosten); a single all-in rent can be challenged.

   Under the Good Landlordship Act (Wet goed verhuurderschap), in force since 1 July 2023, every landlord must put the agreement in writing and give you written information about your rights, the deposit, service costs, a contact person and the municipality's reporting point for landlord misconduct. Discrimination and intimidation of applicants and tenants are prohibited.

7. 7

   Step 7: Move in properly

   Ask for a signed check-in report (opnamestaat) describing the home's condition, plus an inventory if furnished, and take dated photos, including the meter readings. Register your address with the City within five days of moving in from abroad. Arrange energy, water and internet if they are not included. Consider contents insurance (inboedelverzekering); building insurance is the owner's responsibility.

8. 8

   Step 8: Check the rent within six months

   If the home has 186 points or fewer under the points system, the rent is capped. Run the Rent Tribunal's Huurprijscheck in your first weeks. If the basic rent is above the maximum, you can ask the Rent Tribunal to assess the starting rent, but only within six months of the start of your contract. A case costs a tenant €25 in 2026. See tenant rights in the Netherlands.

Getting your deposit back

Rent increases in 2026

Disputes and help

Watch out

Common mistakes

• Paying an agency fee to the landlord's agent without questioning it.
• Signing a contract that only states an all-in price.
• Skipping the check-in report, which makes deposit disputes harder later.

Tips

• Write a short introduction about yourself, your job and your move; IN Amsterdam suggests a motivation letter and references can help in a competitive market.

Frequently asked questions

Editorial answers written by our team, based on the sources below.

Official links

In your plan

• Find a long-term homeAdd to plan
• Prepare your rental application documentsAdd to plan
• Shortlist the Amsterdam neighbourhoods that suit youAdd to plan
• Book temporary accommodation where you can registerAdd to plan
• Estimate your Amsterdam budget, including move-in costsAdd to plan
• Check your rent, contract and any agency feesAdd to plan

Sources

Written and checked by HomiStart editorial against the official sources below. Next scheduled check: 4 Feb 2027.