Types of Rental Properties in the Netherlands

Introduction

This chapter explains every common type of rental home in the Netherlands, how they’re regulated, what they typically cost, and what rights and obligations come with each. You’ll learn how to tell social rent from mid-rent and free sector, the rules for student rooms, the realities of short-stay/serviced apartments, the difference between temporary Leegstandswet rentals and anti-squat (antikraak), and what to expect from house sharing (woningdelen).

Why it matters: Dutch rent law is unusually specific. The Affordable Rent Act (Wet betaalbare huur) reshaped the market from 1 July 2024, extending rent regulation to the mid-rent (middenhuur) segment (up to 186 points in the housing points system). Municipalities began enforcing from 1 January 2025, and some cities introduced housing permits for mid-rent tenants in 2025. If you don’t understand the categories, you can overpay, miss benefits (like rent allowance), or even sign an invalid contract.

Pro Tip: Luntero isn’t just listings. We publish rental news, a glossary of Dutch housing terms, and deep-dive handbooks like this one—built for both Dutch renters and expats.

The Dutch Rental Landscape at a Glance

The points system (WWS) in one minute

The woningwaarderingsstelsel (WWS) assigns points for size, energy label, amenities, outdoor space, location (via WOZ value), etc. Your total points determine a maximum legal base rent. Since 1 July 2024 the system is binding for social rent (≤ 143 points) and mid-rent (144–186 points). 187+ points is free sector (unregulated rent). Municipal enforcement and the duty to share a points calculation at contract start took effect 1 January 2025.

• Energy label now counts more clearly in WWS; WOZ (property value) can add points but is capped at 33% of total in the valuation.
• You can run an official Huurprijscheck (rent check) at the Huurcommissie to estimate points.

2025 rent increase caps (know your segment)

• Mid-rent: max +7.7% in 2025.
• Free sector: max +4.1% in 2025.
• Social rent: generally +5% from 1 July 2025, with specific income/price nuances.

Where are prices heading?

Private-sector rents rose sharply through 2024–2025 amid shrinking supply. In Q2 2025, the number of available free-sector rentals fell 36.4% YoY, while average €/m² rose 7.9% nationally. In Amsterdam, free-sector asking rents averaged about €32.63/m² (Q1 2025), versus a national average of ~€19.29/m². Expect higher in central Amsterdam and lower in mid-sized cities.

Scam Alert: If a listing claims “no BRP registration possible” for stays over four months, that’s a red flag. You must register in the BRP (municipal population register) if you will live in the Netherlands for 4+ months. Many cities require you to report your move no later than 5 days after moving.

Property Types Explained

1) Social rent (sociale huur)

Definition & threshold: Homes with ≤ 143 WWS points (formerly the “liberalization” boundary). These are usually owned by housing corporations and allocated based on income and need. From 2025, the DAEB social rent limit used for allocation and benefits is indexed; the rent ceiling used for rent allowance (huurtoeslag) is €900.07 for most adults (lower for most under-23s).

Allocation: Corporations must allocate the vast majority of social units to households under indexed DAEB income limits (in 2025: around €49,699 for singles and €54,847 for multi-person households). Local portals (e.g., WoningNet) handle waiting lists.

Rent control & increases: Strict WWS cap applies. In 2025, most social rents can rise up to 5% from 1 July, with specific rules for income/price.

Rent allowance (huurtoeslag): If your rekenhuur (base rent + eligible service costs) is ≤ €900.07 (or €477.20 if 18–22 without special conditions), and your income/wealth fit thresholds, you may qualify.

Typical who/what: Lower rents, longer waits, good tenant protections. Excellent for long-term residents who meet income criteria.

Legal Tip: Corporations and private landlords must respect the Besluit kleine herstellingen division of repairs: minor repairs = tenant, major maintenance = landlord. See the government’s list for what counts as “klein onderhoud.”

2) Mid-rent (middenhuur, regulated)

Definition: Homes with 144–186 WWS points. Since 1 July 2024, these are legally rent-capped at the WWS maximum rent (municipal enforcement from 1 January 2025).

2025 rent increase cap: +7.7% max.

Municipal permits (city-specific): From 1 July 2025, Amsterdam requires a housing permit (huisvestingsvergunning) for mid-rent tenants, similar to existing permits in some other cities. Always check your city’s rules when you sign a mid-rent lease.

Who/what: Targeted at middle incomes. Shops similar to private free-sector listings but with capped rent.

Pro Tip: Ask the landlord for the WWS calculation. Since 1 Jan 2025, landlords must provide the points tally with the contract; if the rent exceeds the WWS cap, you can act.

3) Free sector (vrije sector, 187+ points)

Definition: 187+ WWS points; no WWS rent cap on the initial rent. Annual increases are capped nationally: +4.1% in 2025.

Pricing reality: Continues to outpace incomes in big cities. Q2 2025: supply down 36.4% YoY; national €/m² up 7.9%. Amsterdam averaged ~€32.63/m² (Q1 2025).

Who/what: Faster access vs. social; highest budgets; flexible supply. Still bound by Good Landlordship Act rules: e.g., max 2 months’ deposit, anti-discrimination, and clear information duties.

4) Student housing & rooms (kamers)

Types:

• Onzelfstandige woonruimte (room with shared kitchen/bathroom).
• Campuscontract (you must be a student; you move out when you stop studying).

Rent control: Rooms also use a points system (WWSO) with maximum legal rent. You can run a Huurprijscheck for rooms too.

Market snapshot: Room prices rose again in 2025; average ~€683/month in Q1 2025 in the open market (non-corporation), with large city variation. The government and Kences track chronic shortages in the Landelijke Monitor Studentenhuisvesting.

House sharing & permits: In cities like Rotterdam, permits for kamerbewoning (3+ sharers) are tightly regulated and area-dependent; rules relaxed somewhat for 3 sharers in 2024 but remain stricter for 4+ or in “nulquotum” zones. Check municipal rules before signing.

Scam Alert: Many room ads demand “inschrijfkosten” or “administratiekosten.” If an agent works for the landlord, you don’t owe agency fees—regardless of the label. Demand an itemized invoice and link them to the government guidance (see Agency Fees later).

5) Short-stay & serviced apartments

Definition: Furnished rentals aimed at temporary stays (often 1–6 months) with services. Rules vary by city and building permits.

Key rule: If you live 4+ months in a half-year in the Netherlands, you must be registered in the BRP. Listings that forbid BRP registration for long stays are a red flag.

Local differences: Some cities limited “short-stay” to protect housing stock or require specific permits. Always verify BRP eligibility and municipal policy for your address.

6) Temporary rentals under the Leegstandswet

Definition: Vacant properties temporarily rented under a Leegstandswet permit. No regular security of tenure upon termination; the landlord must observe notice periods (landlord ≥ 3 months; tenant ≤ 1 month).

Use cases: Homes awaiting sale/renovation; office-to-residential transitions. The government is currently consulting further Leegstandwet changes to strengthen municipal tools against vacancy (mid-2025 proposal).

Rent/rights: Contract states duration; termination is easier for the owner than in regular leases. Clarify maintenance and service costs in writing.

7) Anti-squat (antikraak) / loan for use (bruikleen)

Definition: Not a lease but a loan for use contract—often very low cost and very limited rights. Typically used to keep properties occupied. No huurbescherming (tenancy protection).

Grey areas: If payments resemble rent (beyond nominal fees), courts can treat it as rent, with protections. Proceed cautiously and read clauses about notice periods and relocation.

8) Independent vs. non-independent homes

• Independent (zelfstandige) dwelling: Its own entrance, kitchen, and bathroom.
• Non-independent (onzelfstandige) dwelling: Shared facilities. Different points tables and sometimes different municipal permits apply. The Huurcommissie offers separate rent checks for both categories.

Legal Requirements in the Netherlands (by topic)

Deposits & fees

• Deposit (borg): Max 2 months’ base rent for leases signed after 1 July 2023 under the Good Landlordship Act. The landlord must return within 14 days of move-out (or within 30 days if costs are deducted), with a specified statement for any deductions.
• Agency fees: If an agent acts for the landlord (advertises the listing, handles viewings), the tenant owes no “bemiddelingskosten”—relabeling as “admin/contract fees” doesn’t change that. Fees are only allowed if you hire a search agent exclusively for you.

Legal Tip: Keep photos of the move-in state and a signed check-in report. It’s your best defense if the landlord tries to keep the deposit without basis.

Rent caps & 2025 increases

• Social (≤ 143 pts): WWS maximum applies. Annual increase: generally +5% from 1 July 2025.
• Mid-rent (144–186 pts): WWS maximum applies. 2025 increase +7.7%.
• Free sector (≥ 187 pts): No WWS cap at start, but 2025 increase +4.1%.

Service costs (servicekosten)

Landlords may only charge eligible service costs (e.g., cleaning common areas, lighting common spaces, caretaker) and must provide an annual statement. The Huurcommissie’s Servicekosten Policybook details what counts and typical norms.

Repairs & maintenance

The Besluit kleine herstellingen lists which minor repairs are the tenant’s job (e.g., descaling taps, replacing fuses, small paintwork). Major defects and structural maintenance are the landlord’s responsibility.

BRP registration (inschrijving)

• If you’ll live in NL 4+ months in a 6-month period, you must register in the BRP.
• Many municipalities require you to report the move within 5 days after moving (or up to 4 weeks before). Example: Den Haag.

Pro Tip: A landlord cannot forbid BRP registration for a normal rental. If a listing says “no registration,” ask why, or walk away.

Housing permits (huisvestingsvergunning)

Cities may require permits for social and mid-rent homes to target allocation. From 1 July 2025, Amsterdam added a permit requirement for mid-rent—other cities (e.g., The Hague, Utrecht) have similar schemes. Always check your gemeente’s website before signing.

How to Check—and Challenge—Your Rent (Step-by-Step)

When to act:

• You think your WWS points lead to a lower maximum rent than you’re paying.
• You moved in less than 6 months ago and want to challenge the initial rent.
• The landlord raised the rent above 2025 caps.

Step 1 — Run a WWS rent check. Use the Huurcommissie calculator (choose independent vs. non-independent). Save the points outcome and maximum rent figure.

Step 2 — Propose a correction to your landlord. Send a polite, dated letter/email with your points tally and the correct rent. Give 2 full calendar months’ notice before the proposed start date for a rent decrease (common practice reflected in tenant guides).

Step 3 — If no agreement, file with the Huurcommissie.

• Initial rent challenge: within 6 months of contract start. If the Huurcommissie decides the rent is too high, it retroactively lowers it to the start date.
• Ongoing rent (social; and from mid-2025 specific mid-rent scenarios): procedures exist to lower rent to the WWS maximum if the landlord doesn’t comply. Note: certain mid-rent cases are time-limited or linked to enforcement mechanisms.

Step 4 — After the decision. The decision is binding unless one party starts a court case (kantonrechter). Non-compliance can trigger municipal enforcement from 2025.

Legal Tip: If your contract started on/after 1 July 2024, the Huurcommissie can compare your initial rent against the mid-rent threshold (≤ 186 points)—not just the old social threshold.

Real-World Examples & Quick Calculations

Example A — Mid-rent 2-bed apartment

• Size: 62 m² with balcony
• Energy label: B
• WOZ value: contributes points (but capped at max 33% of total)
• Amenities: private kitchen/bath, standard finishes A typical WWS tally could land around 160–175 points for such a home (illustrative), meaning it is mid-rent with a maximum rent per the WWS table at that point level. If your agreed base rent is above that cap, you can ask for a correction. (WOZ impact cannot exceed 33% of points.)

Example B — Student room in a shared flat

• Type: Onzelfstandige (shared facilities)
• Features: 14 m² bedroom; shared kitchen/bath; no outdoor space The WWSO points may cap the room’s rent. If you’re quoted €750 in a city where comparable rooms are €600–700, run the Huurprijscheck, then negotiate or file a case if needed. Average room prices rose in 2025 (Q1) to ~€683/month on the open market.

Regional & Cultural Nuances

• Unfurnished ≠ basic: In Dutch ads, “kaal” can mean no flooring, no curtains, and sometimes no light fixtures. “Upholstered” (gestoffeerd) often includes flooring and curtains; “furnished” (gemeubileerd) includes furniture.
• Permits & sharing: Cities heavily regulate room rentals and house sharing. In Rotterdam, permits for 3 sharers are easier than for 4+; neighborhoods may be designated as “nulquotum” (no new permits).
• Amsterdam’s 2025 mid-rent permit: If you’re eyeing a regulated mid-rent home in Amsterdam, budget time to apply for a housing permit. Without it, you can’t legally take the tenancy.

Tables & Checklists

Table 1 — Comparing Dutch Rental Types (2025)

Type	WWS Points	Rent Cap at Start	2025 Increase Cap	BRP Registration	Typical Use	Notes
Social rent	≤ 143	Yes (WWS)	~5% (from 1 Jul)	Yes	Allocation via corporations	Rent allowance possible (rent ≤ €900.07).
Mid-rent	144–186	Yes (WWS)	7.7%	Yes	Private market	Binding since 1 Jul 2024; Amsterdam permit from 1 Jul 2025.
Free sector	≥ 187	No (start)	4.1%	Yes	Private market	Good Landlordship rules (deposit, info, etc.) still apply.
Student room	WWSO	Yes (WWSO)	Depends on segment	Yes	Onzelfstandige kamer	Rising prices; run Huurprijscheck.
Short-stay/serviced	n/a	Often market-based	n/a	Required if 4+ months	Corporate/expat stays	Verify BRP eligibility; city permit rules vary.
Leegstandswet	n/a	Contracted	n/a	Yes	Temporary vacancy rentals	No standard huurbescherming on termination.
Antikraak/bruikleen	n/a	n/a	n/a	Usually	Low-cost guardianship	Not a lease; rights are very limited.

Table 2 — 2025 Legal Limits & Thresholds (selected)

Requirement	2025 Rule	Source
Deposit	Max 2 months’ base rent; refund 14 days (or 30 if deductions with itemization)
Annual increase (mid-rent)	+7.7% max
Annual increase (free sector)	+4.1% max
Annual increase (social)	+5% from 1 July 2025 (with nuances)
Huurtoeslag rent ceiling (23+)	€900.07 (rekenhuur)
Huurtoeslag rent ceiling (most < 23)	€477.20
WWS WOZ cap	WOZ points ≤ 33% of total
WWS scope	Binding up to 186 points (mid-rent included)
Agent fees to tenant	Prohibited if agent acts for landlord (no “admin/contract fees” workaround)
BRP duty	Register if staying ≥ 4 months; many cities require reporting move ≤ 5 days after

Table 3 — Who Does What? (Maintenance & Costs)

Item	Tenant (Huurder)	Landlord (Verhuurder)	Source
Minor repairs (e.g., descaling taps, replacing fuses, small paint)	Yes	—
Structural repairs (e.g., roof, external paint, boiler replacement due to age)	—	Yes
Common-area cleaning/lighting	Usually as service cost	Manages/settles annually

How to Choose the Right Type (and Budget Smartly)

1. Map your points (WWS). If your target is around 150–170 points, you’re in mid-rent; rent is capped. Ask for the WWS sheet in the ad or at viewing.

2. Check local permit rules. In Amsterdam, a mid-rent housing permit is required for contracts starting from 1 July 2025. Plan time for the paperwork.

3. Estimate the true monthly cost. Add eligible service costs (cleaning common areas, caretaker) and utilities to the base rent. Expect energy costs to vary with energy label (E–G labels are pricier to heat).

4. Rent allowance (huurtoeslag). If your rekenhuur is under the ceiling and your income fits the thresholds, check your eligibility.

5. Compare markets. Nationally, free-sector €/m² averaged ~€19.29/m² (Q1 2025), while Amsterdam averaged ~€32.63/m². Use that to set realistic expectations.

6. Protect your deposit. Confirm it’s ≤ 2 months, do a check-in report, and note refund timelines in the contract.

Pro Tip: Use Luntero search filters for BRP registration allowed, WWS category, energy label, and furnished level. Our glossary clarifies terms like kale huur, gestoffeerd, and WOZ.

City-by-City Highlights (Examples)

• Amsterdam: Free-sector rents are the country’s highest; mid-rent permit introduced 1 July 2025. Expect strict rules on house sharing and property conversions.
• Rotterdam: House sharing and kamerbewoning permitting varies by area; approvals for 3 sharers became more feasible from 2024, but 4+ remains hard and banned in “nulquotum” neighborhoods.
• The Hague, Utrecht, Zoetermeer: Permit regimes for social and often mid-rent exist; check exact rent limits and income criteria when applying. (Examples across cities confirm permit use; always consult your gemeente.)

Common Mistakes (and How to Avoid Them)

1. Assuming “free sector” = no rules. Annual increase caps still apply (e.g., 4.1% in 2025), and Good Landlordship rules (deposit, discrimination ban) still bind landlords.

2. Paying “admin/contract” fees to the agent. If the agent is also working for the landlord, you owe nothing. Ask for a written explanation and point to government guidance.

3. Signing “no BRP” contracts for long stays. If you’ll live 4+ months here, you must be in BRP; you cannot “opt out.”

4. Confusing mid-rent with free sector. If the WWS points are ≤ 186, it’s regulated—the maximum rent applies. Ask for the WWS sheet.

5. Skipping the 6-month window to challenge the initial rent. For new contracts, you have six months to file with the Huurcommissie. Don’t miss it.

6. Ignoring service-costs rules. Only eligible costs belong in service charges, and the landlord must provide an annual breakdown.

7. Treating anti-squat as a “cheap lease.” Antikraak is not a standard tenancy; rights are minimal, notice can be short, and stability is low.

Decision Guide: Which Type Fits You?

• Budget-sensitive and eligible for rent allowance? Target social or mid-rent. Confirm points and permit needs.
• Short project (≤ 6 months)? Consider serviced apartments, but ensure BRP compliance if your stay crosses 4 months.
• Students/PhDs: Rooms with WWSO caps or campus contracts via corporates can be fairer than the open room market.
• Maximum flexibility, higher budget: Free sector. Still check increase caps and deposit rules.
• In-between plans, transitional housing: Leegstandswet may work, but understand reduced protections.

A Worked Example: Is My Rent Legal?

Scenario: You’re offered a 55 m² apartment with label C, small balcony, modern kitchen/bath, and WOZ of €275k.

1. Estimate points: size + amenities + energy label + outside space + WOZ (capped at 33%). Suppose the tally is 168 points → mid-rent.
2. Find the max rent: Use the Huurcommissie’s WWS rent table (or calculator) to see the max base rent for 168 points. If the landlord asks €1,350, but the table shows €1,220, you’re being overcharged.
3. Act: Request correction with evidence. If refused, file with Huurcommissie. Since your contract is after 1 July 2024, your initial rent can be checked against the mid-rent threshold.

Pro Tip: Keep screenshots of the ad, the WWS calculation, and viewing notes. Paper trails matter.

Practical Checklist Before You Sign

• Ask for:

  • WWS points sheet (required since 1 Jan 2025).
  • Energy label (A+++–G).
  • Service-costs list with estimates.
  • Deposit amount (≤ 2 months) and refund timeline.
  • Whether a housing permit is required (e.g., mid-rent in Amsterdam).

• Confirm:

  • BRP registration is allowed on the address.
  • Agency fees: you don’t pay if the agent acts for the landlord.
  • Minor vs. major repairs split (share the Besluit kleine herstellingen link if needed).

• Inspect:

  • State of floors, curtains, lighting (Dutch “unfurnished” can be very bare).
  • Heating type and expected energy costs (watch labels E–G).

Frequently Asked “What Ifs”

What if the WWS points are wrong? Ask the landlord to correct; if not, the Huurcommissie can re-assess. For initial rent, you have 6 months from start to file.

What if my landlord keeps the deposit? They must refund in 14 days (or 30 with itemized deductions). Dispute deductions in writing; if needed, escalate via legal help or court.

What if my city needs a housing permit and I skip it? You may be unable to register BRP or risk fines. Always apply when required (e.g., mid-rent Amsterdam from 1 July 2025).

Closing Thoughts

The Netherlands now has three clear rent segments—social, mid-rent, and free sector—with the points system as the backbone. The Affordable Rent Act extended legal protection to a large middle band, while cities added permit layers to target homes to intended groups. If you learn the categories and check the points, you’ll avoid overpaying and pick the right type for your budget and situation.

Pro Tip: Start your search on Luntero, where you can filter by WWS category, BRP eligible, energy label, and furnished level, then dive into our glossary and news updates to stay current.

Key Takeaways

• Know your points: ≤ 143 = social, 144–186 = mid-rent (regulated), 187+ = free sector.
• 2025 increases: 7.7% mid-rent, 4.1% free sector, ~5% social (from 1 Jul).
• Deposit: Max 2 months; refund 14 days (or 30 with itemized deductions). No landlord-agent fees to tenants.
• BRP: Register if staying ≥ 4 months; many cities require reporting ≤ 5 days after moving.
• Permits: City-specific; Amsterdam added mid-rent permits from 1 July 2025.
• Student rooms: WWSO applies; prices rose in 2025; challenge high room rents via Huurcommissie.
• Temporary options: Leegstandswet (reduced protection) and antikraak (very limited rights)—know the trade-offs.
• Market reality: Supply tightened in 2025; private €/m² up, esp. in cities like Amsterdam. Budget accordingly.