How To Find A Place To Live In Amsterdam
I Beloved Amsterdam and I'm so glad that I moved to kingdom of the netherlands. Finding expat housing in Amsterdam is hard. When I moved here, I didn't know how to find an apartment although I'm past apartment #3 already. Hopefully, this helps fellow expats find a room or an apartment to hire in Amsterdam! I include tips for finding an apartment in Amsterdam, rental housing data that you demand to know, a free download to go along rail of applications, the best neighborhoods to await in, and strategies for finding housing.
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If you are looking for more in-depth travel advice about Belgium and kingdom of the netherlands, I created a guidebook on behalf of Moon Travel about Amsterdam, Brussels, and Bruges. Y'all can notice this book on Amazon! 
LEGAL DISCLOSURE: The information in this blog post ("postal service") is provided for general informational purposes but, and may non reflect the current police force in your jurisdiction. No information contained in this post should be construed as legal advice nor is it intended to be a substitute for legal counsel on any subject affair. For information about housing laws, please look on the Woon or Juridisch Loket websites.
No reader of this post should act or refrain from interim on the basis of whatsoever data included in, or accessible through, this post without seeking the appropriate legal or other professional person advice on the particular facts and circumstances at issue from a existent estate/lawyer licensed in the appropriate licensing jurisdiction.
There are large-scale changes at present in outcome as of in 2020 that impact y'all every bit a renter in Amsterdam. You lot can read about them here (in Dutch).
If yous're actually looking for information about finding a good accommodation for a vacation, click for my hotel picks in Amsterdam!
FAQs about flat renting in Amsterdam
How much does it cost to hire long term in Amsterdam?
In the city middle, there is a lot of variation. These prices are exclusive of utilities as of 2020.
- A single room for a single person. Expect 700-1200 euros per month at minimum, if not more, depending on location, space, and amenities. Information technology should be noted that the new changes regarding the 2020 constabulary volition make it much harder to get a room in Amsterdam, so these prices might increment as a event.
- Studios are rare to find. Expect to pay i,200+ euros per month in the metropolis center (non-inclusive) for a small flat. I lived in a studio that is 45 foursquare meters.
- ane-ii-three bedroom apartment. The average is about 1300-1500 per month for a 1-two bedrooms fifty-fifty amid my Dutch friends. Information technology can go up higher (1500-2,500+) if you're looking at larger apartments or "expat" places. This price depends a lot on location and look to pay a lot more if you're in the ring in a nicer area.
I've now written a post near the full cost of living in Amsterdam from rent to utilities, so please click here for more info!
How long does it take to find an apartment or room?
Programme on two-three months of staying in a short-term rental and having the funds to cover that. That's the average for about people I know, myself included. It is hard to detect an apartment here.
Don't look an apartment to fall into your hands without a lot of searching and disappointment unless your company finds you an apartment. (If your company is finding you an apartment, they're likely to use a housing service, which will make things very easy.)
I strongly recommend reading about the 2020 Amsterdam housing police changes, which volition strongly touch the market. Landlords volition need to utilize for the right to rent out rooms inside an apartment that is not intended for groups and in that location will be limits on how many houses are intended for groups (e.g. shared housing). Similarly, you volition need to have a lease with your landlord/housing corporation directly. Please read upwardly on these changes to avoid getting scammed.
I'm visiting Amsterdam in a month. How can I rent an flat?
The housing market place is terrible. If you can, please stay off Airbnb and stay at established hostels/hotels equally there are a lot of residents struggling to find housing. This article is for residents, non tourists. If you're a tourist, you tin read nearly the best areas to stay in Amsterdam and hotels that I can recommend. In the coming year, there will be fewer Airbnbs and B&Bs as this process volition exist more than strictly regulated.
Housing Vocabulary
Social 5. Not-social housing aka Free sector / Vrij huurwoningen
In kingdom of the netherlands, in that location is something chosen social housing. If you brand under a certain income, you tin apply for housing where the rent is a maximum of 738 euros. At that place is a very long waiting listing for apartments in Amsterdam (7-sixteen years…). At that place also is a lottery, but it likewise requires meeting the income requirements. (There is an exception for refugees.)
If you lot are an expat, y'all cannot alive in social housing without applying through the government and meeting all the atmospheric condition. If the rent of an unabridged apartment is under the minimum for social housing, you do not qualify for information technology.
If you're not cleared to hire in social housing by the government, you can simply find housing in the non-social sector (aka the costless sector) where there are NO maximum rents and the rent needs to be over the minimum for social housing.
Note: information technology is generallyILLEGAL to sublet a social housing apartment, and so if social housing is mentioned by a roommate/landlord, your housing is most likelyillegal. Both yous and the actual tenant tin can be evicted if the government finds out.
Expat v. Dutch / Non-Expat Housing
The toll and convenience are the master deviation.Expat rentals (aka listing is in English only) are much more flexible and competitive. They're likely to have about of the utilities taken care of, come semi-furnished/furnished, ask for fewer documents, and exist more competitive.
Your contour in terms of finances/job contracts matters more as the owner oft decides who is the renter. The income requirements and prices volition be higher with expat rentals as there is a perception that expats have more money.
Y'all need to exist careful with expat rentals as the real estate agencies (makelaars) human action every bit middlemen, so information technology is important to know your rights.
As someone who has done both Dutch and expat rentals, the Dutch rentals (aka list is only in Dutch)are a meliorate bargain cost-wise, but they crave a lot more paperwork, reading some Dutch, potentially some handy piece of work, and often negotiations with the previous possessor.
Most chiefly, y'all'll need to effigy out how things piece of work on your own (due east.g. ready your own water / net / gas). Many of these are through large housing corporations, so the selection process is less personal and more than based on who applied commencement who is qualified. If you're moving here as a non-Dutch speaker, it is possible, but it won't exist easy. Information technology's easier once you lot've been hither for a year (or more).
Furnished v. Semi-Furnished v. Unfurnished
Unfurnished means it comes without kitchen appliances, washing machines, and a floor. It may not even be painted.
You can save a lot this mode although it's common to discover an unfurnished identify where you can negotiate with the previous tenant to keep some of the appliances/flooring for a cost. This cost is negotiated between you and the previous tenant once the apartment is rented. You lot may have to install your own soundproofing (the floors are Sparse here!) AND floors.
Most people do not want to rip upwards the floors when they leave, so negotiating shouldn't too difficult if y'all tin can observe out a fair used price for everything y'all're getting. You lot can price used flooring on Marktplaats to find a off-white price.
Semi-furnished. This ordinarily ways you get the bare minimum: a fridge (sometimes), floors, and fresh paint. …That's it.
Furnished: Merely found on the expat market. Expect a much higher price. The furniture volition not exist yours, so you will need to exist careful with the furniture as you may need to pay for damages.
If y'all're on a tight budget , an unfurnished (if you can negotiate for the floors) or semi-furnished place is best. You can replenish your place inexpensively using IKEA, maarktplaats, or the expat Facebook groups. You'll save a lot ownership gently used piece of furniture and appliances.
Inclusive or Exclusive
Inclusive:Mostly only the case for expat apartments. Yous'll usually pay quite a bit extra for this, only it is quite much easier at first. Some apartments cover some aspects, but don't include gas/electric.
Exclusive: You'll need to pay city taxes, water, internet, gas, and electricity on your own. After you move in and register at your address, waternet and city taxes will be automatically sent to yous. (Be sure to note the initial readings of your water/electric prior to move in.)
You lot'll need to prepare up your ain gas/electric and internet about i month before you move in. Information technology's style easier than you realize and you tin can always telephone call customer service to inquire how to fix information technology up in English! (Greenchoice can be used for both gas/electric and XL4All is a well-regarded net provider.)
Income Requirements
Unless you're making a very high income, getting a whole apartment equally a unmarried person will be well-nigh impossible as about landlords look for your rental to income earlier taxes ratio to be one/3, i/4, or 1/5 the hire (depends on the rental). (Gross = Before Taxes. Net = After taxes.)
ane/3 Ratio = You (and a partner combined) make 3x the rent per month earlier taxes. If your partner is not employed, you'll need to have a higher income to rent (ordinarily with a 1/5).
Freelancing will hurt you. Even if you take an amazing income, it will injure you as virtually owners prefer to come across a contract for a prepare period (12 months+) to guarantee that you tin pay the hire. Y'all will demand a lot of extra money to guarantee the owner that you tin afford information technology for a single apartment or detect a room rental where your roommates are more lenient.
Housing Must-Knows
What is a Makelaar? (They're Existent Manor Agencies)
I was taken reward of by one, so know your rights before you lot do. The large housing corporations have standard forms for their many apartments and many of these will be on the Dutch market. For the expat market, you're more likely to deal with the real estate agencies who human action like apartment brokers for individual owners.
If Y'all hire the real estate agency to helps you find an apartment, you're the one who pays the fee when you find your apartment. Technically, the fee should not exist as key turnover fees were banned, but you typically end upwards paying something to rent an agency.
It should not exceed one month'south hire.. If the landlord is the ane who hired the existent manor agent, they are the one who pays the makelaar fee. It is ILLEGAL for the real estate agencies to ask coin from both parties and to ask for more than one month as a fee. Know your rights.
Amsterdam housing scams
Nobody besides scam artists will rent to y'all without meeting you in person and carefully checking over your paperwork.DO NOT Transport MONEY TO A STRANGER ON THE Net. I don't care how prissy the identify is, but there are lots of scam artists targeting the expat community and those new to it every bit they know SO LITTLE about renting.
If the person only has an e-mail/telephone number, it'south not existent. You'll demand to expect until you make it here to become an apartment that is not temporary. Y'all can find temporary rooms through Kamernet. It is becoming harder at present due to new laws.
For nigh rentals, y'all'll need to view information technology in person before y'all're offered it. Information technology'due south typical to observe an apartment 1 month ahead of move-in. That's it.
Is subletting legal in Amsterdam? Not really…
You demand to exist conscientious with this. For many of the large housing corporations that ain many of the buildings in Amsterdam, subletting is Not allowed unless the owner/housing corporation agrees alee. If you can annals there, information technology'due south probable that it'south okay.
If you merely have a lease with your landlord/roommates and not with the owner/housing corporation itself, do not agree to this as under the new housing laws, every tenant (even if you're but renting a room in a larger house) must have a lease with the landlord themselves. Similarly, information technology'south one person per room.
A friend of mine had a lot of trouble after it turned out that her roommate/landlord was illegally selling the address for people to annals at. Every bit the lease was betwixt the landlord and the building, she was able to keep her apartment while he was evicted.
Kamers!? What?
Kamer is the word for room. When y'all're searching, information technology often lists the number of rooms, but it does not count the bathroom and kitchen. Instead, it counts the distinction between the living room/ bedroom.
1 kamer ways it is a studio apartment and 2 kamer means that it's a 1 bedroom apartment.If you are a unmarried person, it is VERY unlikely you can get anything beyond a studio apartment in a good neighborhood without a high income.
How to annals your flat with the Dutch regime
If you cannot register in that location, information technology is illegal. Typically, you can annals at a temporary accost/hotel at first, but you lot must have a registered address with the government after a couple of months for official reasons to receive your BSN number (important for life/bank accounts/jobs).
If you accept people who are not living there who are registered there, that is illegal. The urban center of Amsterdam has a number that you can call to investigate housing fraud.
Where to search for room rentals
Kamernet is where to wait for room rentals. Treat information technology seriously equally you will likely be interviewed past your potential future roommate(south) about everything, from your habits to your finances.
Is Amsterdam pet-friendly?
Cats are not always considered pets here as they often help with the mice (an result), so if you have cats, y'all should not have difficulty finding an apartment on your own–although information technology might be trickier finding roommates okay with the true cat. Dogs / other animals are harder to observe an apartment with.
Best neighborhoods to live in Amsterdam
I always see a lot of questions asking where to alive in Amsterdam. It'southward a lovely city, but it depends on your needs (family-wise/financially) and commutes to work. Be enlightened of public transit in the area.
Yous will probably bike to work, even so, Amsterdam has a robust public transit organisation, including trams, buses, and the Metro. It's best to know which neighborhoods are most user-friendly for your work and which lines become to your job directly (when you can't wheel). If you live in the city and take a car, it might be expensive to park it on the street as you'll need to pay a monthly fee.
The nicest areas of Amsterdam are inside the band (aka Prinsengracht and Middle) orde Jordaan. Shut to West close to Vondelpark is too pricey.De Pijp and Prinseneiland are beautiful areas where it is slightly more than affordable, but you'll however pay a premium for the neighborhoods.
Oost is rapidly irresolute although it'southward more affordable although finding an apartment in that location can be tough for this reason. (For more about neighborhoods of Amsterdam, click hither for my personal guide to my favorite neighborhoods!)
Cheaper, but more modern is the Eastern Docklands (Cruquiuseilands, Zeeburg, KNSM) for spacious newer rentals that are skillful for families/couples. Similarly, expat families should consider Amstelveen, where it is possible to rent a firm, which is where one of the international schools is located.
Noord is a cool area to alive in with many new buildings going upwards constantly. (Your commute volition require a slightly longer commute, including going across the water by car/bicycle (span) or ferry, but you lot'll save a lot and there'southward many family-friendly options.) Information technology'due south pop with many families looking to accept a scrap more space.Zuid is a great area as well.
American Areas you'll save money living in: South Eastward Amsterdam (Bijlmer), Bos & Lommer, Slotervaart, and Nieuwe West. These are primarily immigrant neighborhoods. I lived in 1 of these areas and felt safety despite what everyone told me.
As yous get further from the city, you'll find more affordable housing with an easy commute to Amsterdam from Diemen,Hoofddorp, Zaandam, Almere, and Haarlem. If you alive in these areas, you'll need to commute to work past train/bus and a car might be helpful.
Paperwork to rent an apartment in Amsterdam
Work contracts (Current [for upcoming yr] + By 12 months). You lot volition have a lot of difficulties finding a total apartment here without a contract.
*If you're moving here unemployed, do temp housing until you accept a contract. If your work contract is for less than a year, you may need a letter from your employer about the intention to proceed you on for a year, which is typically required for mortgages, only you lot can ask your managing director/Human Resources for this!)
If non-European union, residence permits.
Banking concern Statements (Past 12 months). They'll want to see your bank statements for the past 12 months for every single calendar month. I know it seems unnecessary, only many owners/companies will carefully check your finances for stability.(Expat rentals are often more lenient if yous accept your piece of work contract and substantial savings.) If y'all're a freelancer or an
Pay-slips (Past 12 months).
How much money do y'all need saved to rent in Amsterdam?
Welp, you'll need it for a deposit, and so plan on having at least ii months rent equally you'll need information technology for the first month of renting and the deposit. Additionally, plan on roofing 2-3 months of temporary housing while you lot settle in.
Planning ahead
I know yous desire to have an apartment when yous move here, but you'll demand to Here to physically go to the viewing. Similarly, most apartments are available immediatelyor simply at the beginning of the upcoming month.
If you're planning moving here in 3 months, the flat is not going to be bachelor and so (Sorry). Things move fast, so keep this in listen.Plan to first looking seriously (not earlier!) virtually 1 month before you move with a solid backup programme for temporary housing.
Yous'll run into a agglomeration of apartments bachelor for the beginning of the next month, so if you lot can motility in earlier than the official date listed, mention this when you view the apartment as many landlords are often happy to accommodate you if the apartment IS empty. (I got an apartment over another couple due to this!)
All-time Websites to Check For Housing
Funda.nl is the best place to await for apartments. Information technology includes a good mix of Dutch/expat rentals. I found my previous flat through it and it'due south the one I recommend most for whole apartments.
Kamernet.nlis where to look for rooms. There are also Facebook groups, however, you'll also encounter scam artists. This is the all-time identify to observe a room. If you're a couple, don't programme on trying this road every bit people don't desire to alive with a couple (sorry).
If y'all're only interested in high-end, fully furnished places and you have the income, pararius tin be expert, but it is very catered to high-income expats.
For VERY inexpensive housing, you tin look into anti kraak housing. Whenever is a building becomes abandoned OR a building is about to be sold (but won't be movement-in ready for a few months), someone can live there. It needs to be livable, but the idea is to keep squatters out and ensure the property remains in adept condition. It seems crazy and you lot might non have the place for more than a few months, but you tin save a lot.
I've known people who have had total office building floors to themselves as well every bit normal apartments. The procedure involves being able to read a lot of Dutch, but it'due south worth the work if you're on a budget. (More for Dutchies!)
Strategies to find an flat in Amsterdam
Friends are the All-time way to get an apartment.
Leases are often passed to friends/acquaintances to minimize the motility of furniture/ripping up the floors. It's in your interest to ask around. (I got an apartment this way.)
Filter by engagement online. More than 3 days; Information technology's gone.
Get a Dutch depository financial institution business relationship.
You volition need to pay the deposit with a Dutch bank transfer. If you lot're European, great. If you're American, this is problematic. Ready your bank account (once you take your BSN) ASAP every bit information technology usually takes 2-3 weeks.ABN Amro and ING are very expat-friendly.
If your employer is bringing you hither to piece of work or yous're a student, ASK your employer/university for help.
Know your MAX rent, inclusive and exclusive, with the income requirements. If the apartment is as well expensive, you will be rejected.
Get rid of your must-accept list. It's unlikely you'll be living on a canal. (Sorry.)
It's not enough to electronic mail; CALL to ask the status of an apartment.
Be fast on a Monday morning time to go viewings and update the sheet daily.
I found the about effective way to become viewings was to call about a list that I really wanted to encounter at 8:30am/9am on Monday morning time while real estate agents were adding new listings. Update it every 48 hours equally things move fast here.
Keep Track of your Applications in an Excel
Y'all'll receive calls at random times about viewings for apartments on Whatever Address 111. I'd be a bit disoriented, so I said yeah to every unmarried viewing. I wasted a lot of fourth dimension seeing apartments that I only applied for out of desperation.
Getting organized with an excel is the All-time way to keep track of which apartments you like, when the list was posted, which apartments that you received viewings for, the specifications for the apartment, and which apartments that you need to follow-up with.
You can view/download the excel here that my friends and I accept used by subscribing to my mailing listing for more expat posts, travel tips, and inspiration! (Updates one time monthly with NO spam.)
Prioritize
Continue in mind your favorite apartments. I'd often go calls almost apartments (Howdy, I'yard calling near X Straat 101!?), however not all of them were high on my list; I was just desperate. It'southward worth holding out for a better one and knowing which call yous're waiting for. (This is included in the excel!)
Make a Document Binder
Remember those documents that I mentioned before? Print those and put them in a folder. Every unmarried time you go an appointment for a rental, bring it with you lot as if you're not ready to rent it on the spot, the person with the engagement later that day volition be ready.
If you get a viewing, ask how many people are seeing information technology Earlier you. If in that location'due south 5+ or everyone comes in at the same fourth dimension, know that it's unlikely.
Focus on newer listings posted in the past 24 hours. Beyond that is less likely to nevertheless exist available.
Ask when the EARLIEST viewing is available. Become that one.
If you apply, prepare to clear your schedule as viewings are almost only weekdays mid-mean solar day.
As a real estate amanuensis told me, "If you don't want information technology or y'all can't come, information technology will be rented past the end of today."
Make your determination before you go to the viewing. Indecisiveness = No apartment.
If in that location's one open business firm, it will be your merely gamble earlier it is rented. The time/appointment volition not be changeable.
At viewings: Keep an open up listen, be polite, and wearing apparel well.
Many times, the existent estate agent/possessor volition be there and they have the final say in who gets the apartment. Leave a good impression.
If you don't hear back for a week about a viewing, information technology'south gone. (Update your Excel & get-go again.)
Has this post helped you notice an apartment in Amsterdam?
- Read the toll of living in Amsterdam from rent to utilities.
- Read about what information technology'south like to live in Amsterdam.
Source: https://www.wanderlustingk.com/travel-blog/ultimate-rental-amsterdam
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