The truth about the Dutch Rental Market in 2025–2026

1. The Reality of the Dutch Rental Market

The Dutch rental market is structurally undersupplied. This is no longer a temporary cycle. For most price segments, demand is several hundred times higher than supply. That means:

• Dozens to hundreds of applicants per apartment is normal.
• Rejection is not based on fairness but on extreme risk minimization by landlords.
• Even strong profiles get rejected repeatedly without explanation.
• The mid-segment (€1200 to €2200) has been heavily reduced by new regulations.
• Many former long-term rentals have been sold or converted to short-stay contracts.

This creates a market where logic, effort, and even high income no longer guarantee outcomes. But, in 2024 alone, there were still 316,00 people that immigrated to the Netherlands. So it is entirely possible.

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2. The Most Common Problems People Face

These are the exact patterns we see every week, and are confirmed by users on Reddit.
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Permanent Contract Obsession

Many landlords now require not just a permanent contract, but often one that has already been permanent for 12 months or more. Letters of intent, high savings, freelancers with strong income, and even property ownership abroad are often dismissed instantly. For many people, this becomes an invisible wall: You are financially stable, but administratively unacceptable.

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There still are exceptions to these rules, but they are rare. They usually depend on a specific landlord’s personal risk tolerance, timing, or a direct relationship with an agent who is willing to vouch for you.

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High Income, Still No Housing

We regularly see people with:

• €6,000 to €9,000+ gross monthly income
• Dual-income couples
• 30 percent tax ruling
• Strong CVs from international firms

..still receive zero viewings after hundreds of applications. This breaks the assumption that earning well equals being safe.

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Scams and Fake Listings

We see recurring scam patterns:

• Deposit or reservation fee before viewing
• “Landlord is abroad, cousin will handle the keys”
• Fake copies of real Funda listings
• Requests for upfront payments to “secure the apartment”
• Facebook & Instagram scams of offering a home

Our former colleague Mandy Heruer has written an article on Pararius about these scams.

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Deposit Conflicts After Move-Out

Even with clean inspections and photos, many tenants face:

• Partial or full deposit withholding
• Charges for professional cleaning that was never required
• Repainting costs that exceed legal limits
• Delays of months before any money is returned

This creates the feeling that the deposit is not a guarantee but a hostage.

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Hidden Defects and Broken Promises

Common examples:

• Elevators broken for months
• Heating failures in winter
• Mold and ventilation issues
• Noise or construction that was never disclosed

Often, these realities only appear after the contract is signed.

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Forced Exit from the Netherlands

A growing group of people eventually leaves the country not by choice, but by exhaustion. After months of temporary housing, hotels, Airbnbs and savings burn, many return home defeated, with financial loss and emotional scars.

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3. What You Can Realistically Expect

It is important to understand this in advance:

• You can do everything right and still fail due to oversubscription.
• You may be asked to accept compromises you never expected.
• Some apartments will be objectively bad and still overpriced.
• Rejection often comes without reason and without feedback.
• The system does not reward fairness or patience. It rewards profile optimization and timing.

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This is not meant to discourage you. It is meant to protect you from false expectations, and perhaps even do the opposite. Some expats are not moving because they think the pricing will fall. There is no evidence of this, causing situations like this:

• 10 years ago: should I rent now or wait?
• 8 years ago: prices have peaked, should I wait?
• 6 years ago: prices are sure to fall, should I wait to rent?

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4. How relocation agents can help

We do not control the market, landlords or the competition. What we do control is how exposed you are to risk, misinformation, and false hope.

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1. Full Profile Reality Check

We assess your situation as it truly is. This includes:

• Contract type
• Income structure
• Nationality and permit status
• Savings and risk profile
• Time pressure
• Market segment

If your profile is currently not viable for certain segments, we will tell you directly. No motivational framing.

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2. Strategy Before Searching

Blindly applying is the fastest route to burnout.

We help you:

• Choose price ranges that are actually attainable for your profile
• Avoid oversubscribed listings
• Focus on channels that produce real results
• Adjust expectations

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3. Scam Avoidance and Remote Risk Screening

For international relocations, we actively screen:

• Listing legitimacy
• Payment timing
• Contract structure
• Red flags that are invisible to newcomers

We cannot stop every bad actor, but we reduce exposure drastically.

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4. Contract and Reality Translation

We translate what contracts and agencies often leave vague:

• Deposit conditions
• Termination risks
• Hospitality versus full legal rent
• Maintenance responsibility
• Unspoken obligations

You should never sign what you do not fully understand.

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5. Informed Decision Making over Fast Decisions

Sometimes the truth is:

• This apartment is overpriced for what it is.
• This building has structural downsides.
• Your chances in this segment are currently very low.
• This situation may take longer than you can afford.

We will always prioritize informed decision-making over fast decisions.

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6. Off-market network

A small portion of the Dutch rental market never appears on public platforms. We provide access to this off-market segment through internal agent lists, corporate connections, private landlords, and word-of-mouth networks. It does not guarantee housing, but it materially improves your odds.

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5. What We Will Never Promise You

• Guaranteed housing
• Fast results no matter what
• That every apartment will be nice
• That you will never face unfair treatment

Anyone who promises these things in this market is ignoring reality or selling hope as a product.

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6. When We Are the Wrong Fit

We are not the right partner if:

• You do not want to hear hard limits
• You expect a bad market to behave like a normal one

We are suited for people who prefer truth over comforting illusion. Of course - we always stay positive and stay human and are by your side in this process.

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7. Why We Do This Work

We are not immune to this market. We see people lose money, time, and trust. Our role is to help you move through it with fewer blind spots and less lasting damage.

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Because we do this on a daily basis, we know the typical roadblocks, and are able to help you overcome these.

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8. Is this all still worth it?

The Netherlands is still a remarkable place to build a life. Despite the housing pressure, people come here for:

• Stable institutions
• High quality of life
• Strong employment market
• Safety, infrastructure, and education
• Stroopwafels :-)

For many, what waits on the other side of the struggle is a career step forward, long-term stability, or simply a life that fits better than the one they left behind. The market is harsh, but the outcome, for many, is still worth the fight.