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Expat Housing Network

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Nederland
Amsterdam
Expat Housing Network

Our mission is to help you rent or purchase a home in the Netherlands. We are a team of expats from
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We are a team of expats from all corners of the globe, living and working in the Netherlands and believe that everybody deserves to feel at home.

11/09/2026

56,700 : that's how many new listings hit the Dutch housing market in Q2 2026, the most since 1995.

Most of that came from landlords selling off rental units after the Affordable Rent Act, which has meant more choice for buyers and less overbidding pressure than the past two years. Rabobank's own forecast, one bank's projection, expects that supply wave to weaken through the rest of 2026, with price growth accelerating to 5.5% in 2027, up from 4.8% this year, as things tighten back up.

September and October are one of two peak selling windows in the Netherlands each year, spring is the other. Around 60% of Amsterdam transactions happen between March and September.

The steadier numbers: time to sell has held around 4 weeks for three Septembers running, 33 days in 2023, 28 in 2024, 29 in 2025. In Q3 2025, 81% of homes sold at or above asking within 3 months.

🤔 Curious what this means for your own timeline, buying or selling?
📲 Book a free call through the link in our bio.

Would you like to know more? Visit our website and join the network to get more insights, blogs and relevant data before everyone else

02/09/2026

For Sale: A maisonette apartment with a feel & space of a house of approximately 119 m² in Amsterdam's Rivierenbuurt, spread over three floors and connected by its own internal staircase. Meet the place of your dreams with a west-facing balcony to catch the evening sun and an overall exquisite space to host friends, guests and family.

119 m² | 3 bedrooms | € 950.000 k.k.
Diezestraat 26-2, Rivierenbuurt

📲 Book a viewing through the link in our bio.

02/09/2026

Housing Math: €3,000/month rent + a legal 4.4% yearly cap = €196,600 gone in 5 years.

Free-sector rent in the Netherlands can legally rise up to 4.4% a year, the 2026 cap. A lease that starts at €3,000/month can reach €3,564/month by year 5, no upgrades, same landlord throughout. That's €564 more a month than day one, for the identical apartment.

Add up five years at those increases and it's roughly €196,600. For context, Amsterdam's average apartment price is €593,371 (De Hypotheker) and €588,000 (MVA, the Amsterdam brokers association), both Q2 2026, two sources landing within 1% of each other. €196,600 is close to a third of either number, gone to a landlord instead of toward anything you'd keep.

One caveat: this assumes 2026's cap holds for all five years. It resets annually through 2029, so later years could land higher or lower.

🤔 Curious what buying instead looks like for your budget?
📲 Book a free call, link in bio.

28/08/2026

FOR SALE in Amsterdam: €890,000 for a 111m² maisonette apartment with three bedrooms, a west-facing roof terrace and energy label C.

📍 Willem de Zwijgerlaan 145-3, Trompbuurt. Spread across the third and fourth floor, in a neighbourhood that mixes cafés, restaurants and specialty shops with Erasmuspark and Westerpark close by, and easy access to Sloterdijk and Amsterdam Centraal.

Inside: an open living room with a fireplace and a kitchen island, a separate room currently used as a home office, two more bedrooms upstairs lit by skylights, and a bathroom with a bath, a separate shower and a double sink.

📲 Book a viewing through the link in our bio.
Viewing days: 8 September, 10:00-14:00, and 10 September, 10:00-12:00.

28/08/2026

When you buy a house in the Netherlands, what stays in the property isn't decided by what looks built-in. It's most commonly decided by a document called the lijst van zaken.

Every movable item in and around the house gets a label: stays with the property, goes with the seller, available for you to purchase separately, or not present. The industry-standard form used by most agents has four columns, and the third one is where it gets expensive.

Items marked "kan worden overgenomen" cost extra on top of the purchase price, paid from your own savings. They can't be included in your mortgage. The upside is that you don't pay transfer tax on movables, as long as the amount is itemised separately in the purchase agreement. The Belastingdienst can challenge the figure if it looks inflated, so this isn't a loophole.

Another thing to check: leased equipment. Solar panels, smart thermostats, water softeners. The seller will usually ask you to take over the contract, but you can say no. What you can't refuse is a recht van opstal registered at the Kadaster for the panels. That follows the property regardless of what you agree with the seller.

The lijst van zaken isn't always published with the listing, so ask for it before you make an offer. At the final inspection, check that everything listed as "stays" is still there and working. If something is missing or broken, you and the seller can agree to leave part of the purchase price in depot with the notary until it's resolved.

Buying in the Netherlands and want someone to walk you through it? Book a free call through the link in our bio.

Based on the NVM model lijst van zaken, the industry-standard form used by most Dutch real estate agents.

26/08/2026

Renting in the Netherlands? Let's go over these three words you will most liekly encounter in the listing.

1️⃣ Kaal, or ongemeubileerd, is most often an empty shell with no flooring, no curtains, no ceiling lights and no kitchen appliances, and all of that is yours to arrange, buy and pay to install.

2️⃣ Gestoffeerd means the flooring, curtains, ceiling lights and a fitted kitchen are already there, sometimes with a washing machine. You bring furniture and not much else.

3️⃣ Gemeubileerd includes furniture, linens and kitchen equipment, and utilities are often in the rent. The catch is that furnished has no fixed definition. One place is a bed, a table and two chairs. Another comes with bedding, cutlery and a coffee machine. Our advice: ask for a written inclusion list before you sign.

The flooring is the cost that catches people out. Using 2026 rates, laminate is roughly €8 to €14 per m² for the material, around €10 per m² to fit at this size, and €1 to €3 per m² for the subfloor. On a 70m² apartment that comes to somewhere around €1,400 to €1,900. Curtains, ceiling lights and white goods sit on top. These are rough estimates and a real quote will land differently.

Looking for a rental with an actual agent on the other side?
Book a free call through the link in our bio.

Flooring rates via Zoofy, 2026, including VAT.

25/08/2026

For sale in Amsterdam: €390,000 for a 77m² two-bedroom apartment with a southwest-facing balcony and energy label A.

📍 Klaas Katerstraat 34, Zuidwestkwadrant-Zuid, Osdorp. Top floor of the building, third floor up, in a quiet residential pocket of Nieuw-West with trams and buses nearby and shops, cafés, schools and green space around the corner.

Inside: a bright living room with an open kitchen, a southwest-facing balcony, two bedrooms split across the hallway (the second doubles as a home office), a newly renovated bathroom with separate toilet, and storage behind the kitchen.
Energy label A on an existing pre-2003 build is the detail worth stopping on, because that's normally the upgrade a buyer inherits and budgets for.

🤔 In our price comparison series, the last three Amsterdam apartments we featured averaged around €675,000. This one is €390,000, for 77m², two bedrooms and a southwest-facing balcony.

It also comes in below the Osdorp average of €5,483 per m², at €5,065, and homes in this neighbourhood sold 5.1% over asking on average in the last 12 months. That combination usually means competition, so be read to move quickly.

📲 Book a viewing through the link in our bio.

Osdorp €/m² and overbid figures: NVM/MVA via Amsterdam at Home, August 2026.

21/08/2026

Foundation damage reports have doubled this summer. KCAF, the national foundation desk, is now handling 36 to 40 cases a week. Last year, same time: 20.

Most of it is drought-related: groundwater drops, wooden pile foundations dry out, and older buildings settle unevenly. Homes with confirmed damage sell for 14% less....

Standard homeowners insurance doesn't cover foundation repairs. If the foundation fails after you buy, that cost is yours.

At EHN we want to keep you informed and prepared. Want to know more about your buying or selling process? Or just a property valuation? Find link to book a conversation with us in our bio🫰

19/08/2026

Same asking price + same country = completely different property options.

📍€550,000 in Amsterdam buys you 50m² in the Jordaan. One bedroom. Built in 1750, before the French Revolution. It's a Rijksmonument which means if you want to change a window frame, you need government approval first.

📍€550,000 in Eindhoven gets you 154m² with a south-facing garden. Three bedrooms. No monument restrictions, no ground lease. A house you can actually make your own without asking anyone.

Price per square meter: €11,000 vs €3,571.

Both are full ownership. Both are real listings on Funda right now.

We're not here to tell you which city to pick. But if you haven't looked beyond one city yet, your budget might surprise you.

🤔 Curious what €550K looks like in your city?
📲 Book a free call through the link in our bio.

Properties shown are not listed by EHN. Information from Funda, shared for market insight.

18/08/2026

Five things we hear from expats in their first year of house hunting in the Netherlands. Every single one came from a real conversation.

If you've been here a while, you probably recognise at least two.
If you just arrived. it's best to be aware.

Adres

Jacob Van Lennepstraat 10h
Amsterdam
1053HG

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