Accommodation in Amsterdam

Finding affordable accommodation in Amsterdam can be challenging. As one of Europe’s cultural and business hubs, the city’s popularity creates a high demand for housing, often outpacing supply. Even properties of lower quality are snapped up quickly, making the search for a place to live an uphill struggle.

With rising accommodation costs, especially in and around the city centre, you might consider options in the outlying suburbs or even smaller villages. These areas can offer more space and sometimes a better sense of community without being too far from the action.

Areas and suburbs in Amsterdam

Living in Amsterdam offers a harmonious blend of historic charm and contemporary convenience. Each neighbourhood has its own flavour, making it important to find the area that fits your lifestyle. Whether you prioritise green spaces, cultural attractions, or proximity to international schools, there’s a neighbourhood for you.

Oud-West offers an energetic atmosphere with trendy cafés, bustling shopping streets, and the iconic Vondelpark for relaxing strolls. It strikes a balance between city energy and tranquillity, making it a favourite among families and single expats alike. Similarly, Amsterdam-Zuid blends peaceful living with premium amenities, including excellent schools and green spaces like the Rijksmuseum gardens.

For those seeking a quieter vibe, Watergraafsmeer offers spacious homes, local parks, and a sophisticated vibe. Alternatively, IJburg’s waterfront living and sustainable design make it a standout option. Both areas offer excellent transport links and community-focused living, which is ideal for families and professionals.

Read more about the Best (and Worst) Areas and Suburbs in Amsterdam.

Types of accommodation in Amsterdam

You’ll encounter a variety of housing options in Amsterdam, but apartments dominate the market, especially in the inner city. These are often compact yet thoughtfully designed, reflecting the efficient use of space typical in Dutch homes. Prices can be steep, reflecting the strong demand.

Amsterdam apartments generally come with essential amenities, including basic kitchen appliances such as stoves and refrigerators. Semi-furnished properties often provide flooring and window coverings, while fully furnished units include all the essentials for a comfortable stay. Some apartments may offer in-unit laundry facilities, although shared spaces are also common. Internet connectivity is widely available, but you’ll usually need to set up your own contract.

Serviced apartments are another popular option, especially for business travellers or short-term residents. These come fully equipped with extras like housekeeping, laundry services, and access to on-site gyms or spas. They may come at a premium but offer unmatched convenience.

You’ll likely need to look beyond the city limits for more space or a garden. Suburban areas often provide larger homes, usually at a lower cost, while still offering excellent transport links to Amsterdam’s centre.

Finding accommodation in Amsterdam

Finding accommodation in Amsterdam can feel like a marathon. High demand and limited supply mean that being well-prepared and proactive is essential. Starting your search early gives you the best chance of securing a suitable property.

Online property portals are a reliable starting point for your housing search. Websites like Funda, Pararius, and Kamernet offer extensive listings for a variety of budgets and preferences. Regularly checking these platforms ensures you stay updated on new listings in the competitive market.

Social media can also be a powerful tool for finding housing opportunities. Joining expat groups on Facebook or engaging in local forums allows you to tap into informal listings that might not appear on traditional platforms. Many expats share housing leads in these groups, making it easier to connect with the right opportunity.

Working with estate agents (makelaars) can save you time and effort. Agents often have access to exclusive listings and can assist with understanding the legalities of the rental process. In the Netherlands, the tenant typically pays the estate agent’s fee, so factor this into your budget when choosing this route.

Useful links

• Funda
• Pararius
• Kamernet

Renting accommodation in Amsterdam

Understanding the process of renting accommodation in Amsterdam is key to making a smooth transition. Before signing a tenancy agreement, ensure you are familiar with the requirements and terms that govern the rental process in the Netherlands.

Making an application

When applying for a rental, landlords typically request proof of identity, such as a valid passport or ID card, and proof of income, such as recent payslips. Landlords often apply the '30 percent rule', meaning your rent should not exceed 30 percent of your gross monthly income.

Be prepared to provide additional documents, including bank statements, an employment contract, and reference letters from previous landlords or employers. Having these ready can give you an edge in Amsterdam’s competitive rental market.

If your income does not meet the criteria, a guarantor may strengthen your application. Ensure your guarantor is ready to provide the necessary documentation to support your case.

Leases

Rental agreements in Amsterdam come in two forms: fixed-period leases and indefinite contracts. Fixed-term agreements specify a start and end date, although as of July 2024, they are generally restricted to specific cases like student housing. Indefinite contracts offer greater security, as landlords cannot terminate them without a lawful reason. Always check whether your agreement aligns with your long-term needs.

The lease will outline key terms, including the rent amount, payment schedule, house rules, and maintenance responsibilities. While verbal agreements are legally valid, having a written contract provides clarity and protection.

Deposits

Security deposits usually equal one or two months’ rent. To ensure you get your deposit back, thoroughly document the property’s condition when you move in. Take photographs and make detailed notes of any existing issues. At the end of your tenancy, leave the property clean and attend the final inspection with your landlord to address any concerns.

Terminating the lease

Termination conditions vary depending on your lease. Fixed-term contracts typically end on the specified date, while indefinite contracts require notice from either party. Tenants are generally required to provide at least one month’s notice. Follow the terms in your agreement to avoid complications or penalties.

Read more about Renting Accommodation in the Netherlands.

Utilities in Amsterdam

Utilities are often not included in the rent, so clarifying this in your agreement is essential. You’ll likely need to arrange electricity, gas, water, waste, and internet services yourself.

Electricity and gas

Electricity and gas in Amsterdam are typically bundled for convenience, with major providers including Vattenfall, Eneco, and Essent. These companies offer various energy plans, including green energy options.

To set up your services, contact your chosen provider with your address, move-in date, and initial meter readings. Most providers allow online setup and billing; payments are typically made monthly via direct debit. Accurate initial meter readings ensure fair billing from the start.

The Netherlands is phasing out natural gas, with district heating systems and electric heat pumps becoming popular alternatives. Safety regulations require gas installations to be certified and inspected annually, and carbon monoxide detectors are mandatory in rental properties.

Water

Amsterdam’s water is known for its exceptional quality, thanks to advanced treatment processes. Water undergoes multiple filtration stages, including natural sand filtration, which enriches it with minerals while removing bacteria and impurities. Continuous monitoring ensures compliance with EU standards so you can enjoy crystal-clear water.

To set up water services, new residents must register with Waternet, the city’s main provider. Registration is straightforward and can be done online, with billing typically based on a mix of fixed charges and actual consumption. Payments are usually automated via direct debit.

Bins and recycling

Amsterdam has a robust recycling system that prioritises sustainability and efficiency. Residents must separate household waste into designated categories, ensuring materials are properly recycled. Colour-coded bins make this straightforward: green for organic waste, blue for paper and cardboard, yellow for plastics and metals, black for general waste, and white or clear for glass.

Improper waste disposal can lead to fines, so adhering to local recycling regulations is essential. Items like batteries, chemicals, and electronics require special handling and must be taken to designated collection points. Similarly, bulky waste such as furniture or appliances should be scheduled for collection or delivered to a recycling station.

Internet

Amsterdam is well-served by various internet service providers (ISPs), offering packages tailored to different needs. Providers like KPN and Ziggo deliver reliable and high-speed connections, with speeds ranging from 100Mbps to 1Gbps. Fibre-optic options are increasingly common, ensuring flawless connectivity for work and leisure. Bundled packages that include internet, TV, and phone services are also widely available, making it easy to meet your connectivity needs in one go.

Setting up your internet service promptly after moving in is essential. Check your rental agreement to see if internet is included, and confirm the available options in your area. Some providers may have waiting periods for installation, so it’s best to plan ahead. Many ISPs provide multilingual customer service to help you manage the process effortlessly.

Useful links

• Vattenfall, Eneco, and Essent
• Waternet
• Municipality of Amsterdam – Waste and Recycling
• KPN, Ziggo, Odido (formerly T-Mobile Thuis), and Youfone