Amsterdam's housing market is cooling, but rents are still climbing – what that means for internationals

If you're an international looking to move to the Netherlands, the housing landscape is shifting in ways that should matter for your budget and your city choice. In 2026, Amsterdam is still the most expensive city to rent in, but its housing market is showing clear signs of cooling – while other cities face sharper rent hikes and a growing mismatch between supply and demand.

Amsterdam: the big chill in home prices, but not in rents

According to the latest ABN Amro Housing Market Monitor, home prices in Amsterdam rose just 0.8% year-on-year in Q2 2026, compared to 4.2% nationwide. Data from real estate association NVM even shows prices slightly lower than a year ago, while the supply of homes for sale has increased by more than a quarter. The bank expects this cooling to spread to other Dutch regions in 2027, though it warns that a price drop is not on the horizon: mortgage rates remain high, income growth is slowing, and the housing shortage is acute.

But for renters – which many internationals are – the picture looks different. The Pararius Huurmonitor reports that unregulated rents rose 7.3% nationally over the past year, to an average of roughly €21 per square metre. Amsterdam remains the most expensive G5 city at €28.53 per square metre, up 5.1% in a year. An 80m² apartment typically costs between €2,300 and €2,500 a month before utilities. So while the buying market is cooling, the rental market – particularly the liberalised sector where most internationals look – is still getting hotter.

Rotterdam sees the sharpest rent hike

Rotterdam had the steepest rent increase among the G5 cities: 10.4%, bringing the average to €22.78 per square metre. It’s still cheaper than Amsterdam for comparable space, and the city’s modern skyline, logistics and maritime industry, and international business culture attract many expats. But the rapid rent growth is a warning that the city is becoming less affordable for new arrivals.

The Hague rose 6.5% to €22.42 per square metre. It remains a popular choice for people working at international courts, embassies, and corporate headquarters. The pace is slower than Rotterdam or Amsterdam, and green space plus the coast are a short ride away.

Where do young people actually move?

The CBS figures from September 2026 show that in 2024, more than 174,000 young people aged 18-30 moved out of their parents’ home. A full third settled in Amsterdam, which drew 12,760 new young residents – far ahead of Rotterdam and Groningen. The city was also the top student destination, attracting 5,475. But the breakdown is telling: in The Hague, 65.4% of young newcomers were non-students – the highest share of any major city. This suggests the city draws young professionals, including internationals, rather than students.

Nationwide, nearly a third of those leaving home were students, and half of them (49.9%) moved into privately rented housing. Non-students were most likely to buy (42.6%). The CBS data excludes internationals who moved directly from abroad – meaning the actual pressure on rental housing from people arriving without a Dutch parental home is even higher.

What this means for you as an international

If you are on a residence permit and planning your move, here are the practical takeaways:

• Check the city’s job market against your sector. Amsterdam is still the strongest for tech, finance, and creative roles. Rotterdam leads in logistics and maritime. The Hague is the place for law, diplomacy, and international organisations. Eindhoven (not covered in the rent data but part of the G5) is the tech and innovation hub.
• Rent budgets vary sharply. A €2,300-2,500 budget in Amsterdam gets you 80m². In Rotterdam, that same money gets you about 90m². In The Hague, you’ll find slightly larger apartments for slightly less.
• Plan for rent increases. Rotterdam’s 10.4% rise shows that even cheaper cities are catching up. When signing a lease, ask about annual indexation clauses.
• Supply is rising in Amsterdam, but not enough. The 25% increase in homes for sale is good for buyers, but not for renters – the unregulated rental sector is still squeezed. Start your apartment search early.
• Consider non-student cities if you’re a professional. The Hague’s high share of non-student young arrivals suggests a more settled, working resident base. That might mean a quieter, more family-friendly environment, but also potentially less temporary rental stock.

The big picture

ABN Amro economists expect the Amsterdam cooling to spread nationwide in 2027, but they caution that affordability for the Dutch in general – and for internationals who depend on the private rental sector – will remain terrible. Mortgage rates aren’t coming down fast, income growth is sluggish, and the housing shortage is structural. For now, the golden rule is: look beyond Amsterdam if you can, but be prepared for rents that are rising almost everywhere.

As housing economist Mike Langen of ABN Amro put it: “Despite cooling, a drop in home prices is currently not on the horizon.” The same goes for rents – and for the housing stress that comes with them.

Sources used: DutchNews.nl – Which Dutch city fits your budget and lifestyle 2026, DutchNews.nl – Amsterdam top destination for young people leaving home, NL Times – Amsterdam housing market cooling