Guides
Renting in Amsterdam as an expat: how it works
Renting a home in Amsterdam takes preparation: there are few homes, many people respond, and the rules are different from what you may know. This guide walks you through the steps, from your budget to the keys.
1. Set a realistic budget
Many landlords ask for a gross monthly income of three to four times the basic rent. Basic rent (kale huur) is the rent without service charges, gas, water, electricity and internet. Count on those costs on top.
2. Know which segment you’re looking in
Since 1 July 2024 the points system decides which segment a home falls into. Up to 143 points is social rent, 144 to 186 points is mid-rent with a maximum rent of €1,228.07 in 2026, and from 187 points it is the private sector without a maximum. Social rent mostly goes through housing associations with long waiting lists, so most expats look in mid-rent or the private sector.
3. Check whether you need a housing permit
In Amsterdam you need a housing permit for every mid-rent home, and your household income must stay below a limit. Plan time for it: you may only move in once you have the permit.
4. Prepare your tenant file
A complete file lets you respond straight away. Think of a copy of your ID with your BSN and photo hidden, an employer’s statement, recent payslips and, if you have one, a reference from your current landlord. A landlord may never ask for your BSN.
5. Search widely and respond quickly
Good homes are often gone within a day or two. Look beyond the big listing sites, set up alerts, and respond as soon as a home fits, with a short introduction about yourself. Never pay anything before you have seen the home and checked who you are dealing with.
6. Look at the lease before you sign
- Is it a permanent or a temporary lease, and if temporary, which exception applies?
- Does the rent match the segment and the points calculation?
- Is the deposit no more than two months’ basic rent?
- Which service charges are included, and what do you arrange yourself?
7. Register at your new address
If you live in the Netherlands for more than four months, you register with the municipality at your address. Check in advance that you can register at the home; without registration you can’t get a BSN.