Netherlands/Housing Pets

Housing & Cost of Living (work in progress)

The Netherlands is in the middle of a housing crisis and access to affordable housing is a concern for immigrants and non-immigrants alike. Housing will be most expensive and most competitive in the Randstad (the main big cities: Amsterdam, Den Haag, Rotterdam and Utrecht) but the shortage impacts all regions of the country as discussed in these The Guardian and NL Times articles. Finding housing will also be most difficult to procure for those on the DAFT.

Cost of Living

One question often asked is how expensive it is to live in The Netherlands compared to the US, this is a difficult comparison to make overall because things cost "differently".

• Salaries are generally lower in Europe than in the US, but buying power is higher due to differences in the cost of products and services.
• Healthcare is one of the biggest differences, the average monthly health insurance premiums are €157/month, with a €385/year standard deductible.
• Food is affordable, with access to plenty of fresh fruit and vegetables. A budget of €500/month is reasonable for a 2 person household.
• Mobile and internet is affordable, with an unlimited 5G mobile plan costing ~€25/month, and internet between ~€30 and €60/month (€50 will get you 1gb fiber internet in many locations)
• Public transportation is widely available and (contrary to many local complaints) quite reliable. Intercity train tickets can be expensive though, with a standard 2nd class ticket from Den Haag to Amsterdam costing over €14.
• Eating out has become increasingly expensive since COVID. Dinner at a local restaurant for 2 will easily run you €50.
• Housing is by far the biggest expense, as there is currently a housing shortage in The Netherlands, especially in the Randstad area. The website Funda is the de facto website for renting or buying property in The Netherlands.

• Budgeting Tips: Advice on managing finances in The Netherlands
  • Markplaats is kind of like Craigslist meets eBay and is very useful for furnishing your apartment. https://www.marktplaats.nl/
  • There are ticket discounts for taking the train during "non-peak" hours. https://www.ns.nl/en/featured/traveling-with-discount/when-can-you-travel-with-a-discount.html
  • Shop around for insurances and utilities to make sure you're getting the best price. https://www.easyswitch.nl/compare-energy-prices/
  • Many take-out restaurants on delivery apps also offer their own delivery. Their delivery is almost always cheaper so check online to see if it's offered.

Trans-Friendly Housing and Safety Considerations -- WORK IN PROGRESS

• Finding Safe Housing: Tips on locating safe and inclusive living spaces.
• Housing Rights and Legal Protections: Information on legal protections against housing discrimination.
• Avoiding housing Scams

• Regional Safety: Overview of safety for transgender individuals in different regions.

Renting A House

This will vary by city, province, and housing type. In Amsterdam, the most expensive rental market in the Netherlands, a room in a house will start at €600 -€1200, a studio at €900 - 1,600, and an apartment at €1,200 - 5,000 depending on location, size, and amenities. Keep in mind these are starting prices and may vary!

Housing/Rental Law

• Rules for Rental Housing -- Before you begin, it's always a good idea to understand the rules for rental housing, as they may vary from what you're used to in the US.
• Housing Rights -- Housing law is complicated and we are not lawyers. However, here is a guide that might help you with the basics. Rental contracts & Housing rights
• Rental Agreement Types -- In the Netherlands there are multiple kinds of rental agreements that come with different protections and lengths. Make sure you're familiar with the types before signing a lease as it could have repercussions for how long you can stay in a house and at what price. What is the best rental contract for my property?

Types of Housing

• Social Housing -- Social housing is mostly meant for people with lower incomes and comes with protections and benefits to those that qualify. It must be applied for and the waiting lists can be many years long. Assume you will not qualify for it until several years into your immigration journey. https://www.iamexpat.nl/housing/netherlands-rentals/social-housing-private-free-sector
• Private Housing -- Private housing is anything that is not social housing. It has fewer protections and is more competitive/expensive to secure.
• Anti-Squat Housing -- In Dutch Antikraak. Some of the cheapest housing you will see listed in the Netherlands is anti-squat housing. These are VERY temporary leases on empty buildings that are in transition. Leases can be terminated at any time with a 14-28 day notice period so they are only recommended for people with HIGH levels of flexibility. Be very careful if pursuing this option. You can learn more about it here.

Places To Look For Rentals

• Funda -- Funda is the most popular site for finding housing in the Netherlands.
• Pararius -- Pararius is a popular rental site for finding rental housing in the Netherlands
• Real Estate Agents -- A real estate agent (makelaar) can help finding a rental property. It is very common to hire a makelaar to help in your housing hunt. Keep in mind that makelaars work in very specific regions and if you're looking in multiple cities simultaneously you may need to hire multiple makelaars. There is a whole industry of makelaars that help Americans find housing in the Netherlands. Many people on the DAFT recommend using these specific makelaars as they're experienced working with people who have no employment contract or traditional pay stubs. Before hiring a makelaar make sure you fully understand their role in the rental process, the services offered, and payment -- Makelaar -- What Is Their Role?

Required Documents

• Proof of identity
• A residency permit
• Proof of income (generally 3 months of pay stubs) or proof of savings
• An employment contract or proof you own a business
• Usually a completed rental application form.
• Unlike in the US, the Dutch do not have a credit score system,so you will not have to provide a credit report.

Be Aware

• Initial Costs -- Generally, you'll pay a one-time deposit + first month’s rent for your apartment. The amount of that deposit can vary and in some cases may be 3x the rent. Also, if you used an agent/makelaar there will be a mediation fee as well.
• Things Your House Might Not Include -- Unfurnished apartments in the Netherlands vary from those in the US. Yours may not include appliances, light fixtures, and even flooring and kitchen cabinets. Note that sometimes the previous tenant will offer to sell you what's in the place if it's not needed in their new place.
• Bills and Utilities -- These may or may not be included in your housing contract. Here is a helpful overview to utilities in the Netherlands.
• Pets -- Dutch law leaves pet regulations up to individual landlords. Some landlords may not allow them at all, others may have breed/size restrictions or require a larger security deposit for pets. Finding Pet-Friendly Rentals in the Netherlands: A Guide for Expats

Renting A Room In A Household

Be careful of scams when trying to rent a room in a household. Just like in the US, people will take advantage of those desperate for housing.

Housing/Rental Law

• Rules for Rental Housing -- Before you begin, it's always a good idea to understand the rules for rental housing, as they may vary from what you're used to in the US.
• Housing Rights -- Housing law is complicated and we are not lawyers. However, here is a guide that might help you with the basics. Rental contracts & Housing rights
• Rental Agreement Types -- In the Netherlands there are multiple kinds of rental agreements that come with different protections and lengths. Make sure you're familiar with the types before signing a lease as it could have repercussions for how long you can stay in a house and at what price. What is the best rental contract for my property?

Places To Look For Rooms -- These are the standard places to look

• Facebook -- There are dozens and dozens of housing groups on Facebook, too many to list here. While there are no LGBTQ specific housing groups, there are a lot targeted at Americans and other immigrant groups.
• Markplaats -- There is a housing section on Markplaats with sub-sections on Rooms and Expat Rentals.
• Kamernet -- Kamernet has a section for rooms in households.

Be Aware

• Registering -- When renting a room in a household, make sure you're able to register there. There are limitations on how many people can be registered in a household based on the size and number of bedrooms. Do research and confirm that you can register at that address before signing any contracts or exchanging money.
• Price Limitations --

Buying A House

In the third quarter of 2024, a single-family home in the Netherlands cost approximately 434,000 euros. This will vary by city, province, and the type of house.

• Can you buy? -- The Netherlands does allow foreigners to buy and own houses.
• Will buying a house get you residency? -- No, buying property will not help you with residency.
• Getting a mortgage -- Expatica guide
• Real estate agents -- A real estate agent (makelaar) can help with buying a home. It is very common to hire a makelaar to help in your housing hunt, as they often get tips about new houses earlier than the general public. Keep in mind that makelaars work in specific regions and if you're looking in multiple cities simultaneously you may need to hire multiple makelaars.
• Homeowners' associations -- Apartment buildings will have a homeowners association (vereniging van eigenaren or VvE). Understand how these work before buying a house with one. IAmExpat guide.
• Bills and Utilities -- Here is a helpful overview to utilities in the Netherlands.
• Schools
  • International Schools
    • Many Americans chose to put their children in International Schools. Currently there are International Schools in ten Dutch cities.
  • Dutch Schools
    • Most municipalities will have multiple small schools within their area to choose from each with their own religious affiliation (if any) and their pedagogical philosophy (like Montessori, Dalton, or Jenaplan).
    • Dutch schools are free but may ask for a voluntary contribution (ouderbijdrage) for special activities like school outings.
    • Some Dutch schools (TTO) support bilingual education (tweetalig onderwijs) with English and Dutch. This helps children English speaking kids transition into the Dutch school system gradually.
    • Children with learning disabilities are welcome in regular Dutch schools and additional support is provided to the child and the school. In the case the child need more specialized care, there are schools (speciaal onderwijs) that you can be referred to. These are also free.
• When Looking -- If you're looking to buy a house, keep in mind that the Dutch don't really flip houses so they might look a little more dated than what you'd expect in America. They assume that you'll renovate and customize it as you see fit, and assume that you'll budget for that in the price you're paying.

Animal Policies

• For information on how to import your pet to the Netherlands, see: Traveling with pets