From runaway rents to a booming open house turnout, the Dutch housing market continues to teeter between frustration and frenzy. While new regulations try to curb exploitative practices, landlords are still pushing boundaries — and tenants, especially internationals, are feeling the pressure. Here’s a snapshot of what’s happening right now across the country.

Landlords charging sky-high rents despite regulation

According to RTL Nieuws via NL Times, landlords are still flouting the Affordable Rent Act, which came into effect on July 1 last year. Despite the law capping mid-range rents through a points system, RTL found over 60 listings on Funda asking far more than legally allowed.

Some of the worst offenders?

€2,654 for a 39 m² flat in The Hague
€1,600 for 53 m² in Arnhem
€1,635 for just 35 m² in Almere

These listings likely violate the new rules, which cap mid-segment rentals between €879 and €1,165 based on points for size, facilities, and energy efficiency.

Experts like Erik Visser from Steenvlinder and Matthijs ten Broeke from the Woonbond say landlords are banking on desperate tenants not fighting back — and many don’t. Intimidation tactics, dodgy contracts, and fear of retaliation are keeping renters quiet, even though over 50 have already won rent reductions via the Rent Assessment Committee.

Open house crowds up again — but stock remains scarce

Over 42,000 people showed up for Open Huizen Dag (Open House Day) last Saturday, according to NL Times, despite a drop in the number of homes participating (6,100 this time, down from 6,500 in October).

The high turnout underscores just how intense the demand still is — especially in cities like Utrecht, Amsterdam, and Rotterdam, where homes are often sold within days. But this rush of interest is happening against a backdrop of low inventory and rapidly rising prices.

According to the Dutch association of realtors (NVM), home prices have climbed by 11.5% year-on-year, pushing the average price past €483,000 — a record high.

New construction isn’t keeping up either. As reported in earlier updates by NOS and FD, developers are pulling back due to high costs, red tape, and uncertainty in the permit process. Even projects that are ready to go are getting stuck in bureaucratic limbo, leaving fewer homes on the market — and leaving buyers competing harder than ever.

So while the crowds keep showing up, the supply just isn’t there — at least not yet.

Internationals speak out: ‘We’re paying too much and getting too little’

A Dutch News survey of nearly 700 international renters paints a stark picture of the Dutch housing market — and challenges the idea that “expats” are the ones driving up prices.

A third of respondents spend 35–50% of their take-home salary on rent. Others are facing deposit theft, poor maintenance, fake listings, and even unlawful evictions. One Haarlem tenant paying over €1,200/month said their landlord ignored major issues like leaking pipes, while another reported hidden security cameras being installed in their Amsterdam home.

Nearly half are considering leaving the country due to the housing situation. Some already have. “Just left NL because of this housing nonsense,” one former resident told Dutch News.

Others pushed back on the idea that expats are to blame:

“Which immigrant comes to the Netherlands with the interest of paying €2,000+ [a month] to live near the city centre, in super old, crooked and narrow houses, often without an outside area?”

“If people like me go to other countries, who loses out?”

With landlords pushing limits and homes getting snapped up in a flash, finding a good rental can feel impossible. That’s where Rentbird comes in. Our AI-powered bots scan the market 24/7 and instantly alert you when a listing matches your criteria — so you can stay ahead of the crowd and avoid the overpricing traps.

Amy Worgan

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