The Netherlands is one of the most densely populated countries in Europe, with almost 488 people per square kilometer. With little available space, houses at the lower and middle end of the market tend to be fairly compact out of necessity. How you see this depends on your experience in your home country. Most Europeans claim that housing is expensive and the gardens small, and Americans tend to feel that the rooms themselves are small (particularly children's bedrooms). On the other hand, those coming from somewhere like Singapore, where land is also at a premium, may see things differently. Wherever you come from, it is essential to realize that the housing available will probably not be the same as you are used to.
Housing in Brabant and across the Netherlands varies from studio apartments (a single room including sleeping area, living area and cooking facilities) and more traditional apartments to larger houses (detached, semi-detached, or terraced).
What to expect
Although houses are smaller and more compact than in many countries, Dutch builders are extremely skilled in maximizing the use of space! One bathroom is the norm, with showers being more common than baths, and dining rooms are considered a luxury; normally there is an open kitchen and living room with a dining area. Kitchens generally have a microwave, but ovens are not always standard, and utility rooms are only found in larger houses. Washing machines are sometimes located in the kitchen or in the bathroom (especially in the older or smaller houses/apartments). Garages tend to be used as storage space, and parking permits are needed in some areas, particularly in the city center. Houses usually have insulation, and newer buildings will be double-glazed.
Renting
The housing market in the region is mainly controlled by commercial real estate agents. There are also non-commercial housing agencies (woningcorporaties). Suitable accommodation is currently difficult to find, even more so in August/September and January/February when students and university staff arrive.
Some people choose to engage a professional rental agent, who can not only help with the search for a home, but also review the rental contract and assist with the paperwork. In some cases, the agent might be able to start the search for a home before you even arrive in the Netherlands.
Types of rental properties
There are three types of rental properties available in the Netherlands:
- Bare (ongemeubileerd/kaal): No carpets/flooring, curtains/blinds, light fittings or furniture, and probably no appliances.
- Soft furnishings (gestoffeerd): Soft furnishings only, such as flooring/carpets, curtains/blinds, light fittings, and maybe some appliances.
- Furnished (gemeubileerd): Includes soft furnishings, appliances and furniture.
The owner of a property is responsible for installing smoke detectors. If you live in a rental property, the landlord is responsible for ensuring smoke detectors are present. Find out more on the government.nl site.
You should also ask the rental agency whether they charge a mediation fee. The Dutch Consumer Authority (Autoriteit Consument en Markt) has ruled that agencies are only allowed to charge the party they represent. If they represent the landlord, they cannot charge the tenant.
Rental Contract (huurovereenkomst)
Some of the main points to look for in a rental contract include:
- The correct rental price and whether things like service charges and energy bills are included.
- The correct deposit. 1-2 months’ rent is normal, and the maximum allowed is 2 months’ basic rent (excluding utility charges).
- The correct date of entry.
- The duration of the contract. Most are fixed for one year, with a notice period of one month from either party (after 12 months).
- Who is responsible for maintenance and repairs. Make sure it is clear who looks after the garden as well as the building.
- If the house belongs to someone who might want it back at an inconvenient time (e.g. someone on assignment outside of the Netherlands), it may be better to fix the contract for a longer period.
The Rent Tribunal (huurcommissie )
The Rent Tribunal is an alternative dispute resolution service for disputes about rental housing. If you have a dispute with your landlord about things like rent increases or service charges, you may be able to ask the Rent Tribunal for a decision on the issue. Bear in mind that such decisions are binding, meaning both you and your landlord must comply with the decision. Visit the government.nl website Involving the Rent Tribunal | Housing | Government.nl (in English) or the huurcommissie website for more information on which types of disputes are heard by the Huurcommissie (in Dutch).
Current rental prices in Eindhoven’s private market (excluding utilities)
- Furnished studios typically range from €1,100 to €1,400
- Furnished one-bedroom apartments typically range from €1,400 to €1,750
- Furnished two-bedroom apartments typically range from €1,700 to €2,500
- Furnished houses typically range from €1,700 to €3,000
Buying a house
Purchasing property can sometimes be an attractive option for those planning to stay in the Netherlands for a longer period. Mortgage interest is usually tax-deductible, but it depends on your personal situation.
Check our events calendar for events about buying a house!
Municipal taxes
There are various municipal taxes that you will need to pay when you rent or buy a property.