Annually within the statutory maximum percentage the government sets each year — above it only with Huurcommissie-proof justification.

Netherlands · EUR

Rentin Amsterdam

Amsterdam rents under the points system: below the liberalization threshold the rent has a legal maximum, the Huurcommissie enforces it, and the advert’s number is an opening position.

Rotterdam

Notaris-verified path

WWS points checked

3D map

2% / 10.4%transfer tax: residents vs investors

Notariscloses every sale, no exceptions

Kadasterthe register that records your title

Indefiniteleases default to open-ended

What a purchase really costs

€450,000 home in Amsterdam

Overdrachtsbelasting (2%): €9,000
Notaris & Kadaster (≈1%): €4,500
Cash needed at the notaris: €463,500

≈ +3% over the price. Qualifying residents pay 2%; investors and second-home buyers pay 10.4% — the model prices the resident path, and an investor must add more than eight points to every line. First-home buyers under 35 may pay 0% up to a periodically indexed ceiling. A buyer’s agent (aankoopmakelaar) is optional and paid by the buyer when engaged.

Rentals run on rules

The rent side, in three lines

Open-ended contracts are the default since July 2024 — the two-year starter contract is gone.
Deposits cap at two months’ rent.
The WWS points system decides regulated versus liberalized: below the threshold the rent has a legal maximum, whatever the advert says.

Amsterdam applies the points cap far more often than Rotterdam does. Price the regime, not the postcode average.

Cities

Two cities, one notarial machine

Transfer tax and tenancy law are national; scarcity is not. Amsterdam’s canal belt and Rotterdam’s port districts are different products at different prices under the same statute.

Ask for the points calculation before you sign. Anything above the maximum for a regulated home is recoverable, and the challenge window is longer than most tenants think.

Since July 2024 new contracts are open-ended by default. Temporary two-year contracts mostly ended with the reform; anything labelled temporary now needs a statutory ground.

Furnished short-stay is a licensed niche with night caps and registration. A landlord offering rolling short cycles is describing a violation, not a product.

FAQ

What deposit is legal?: Two months’ rent maximum.
Can the rent rise?: Annually within the statutory maximum percentage the government sets each year — above it only with Huurcommissie-proof justification.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: EUR.