Rent check Amsterdam
Overpaying rent in Amsterdam? Check it for free.
Amsterdam has the tightest rental market and the highest rents in the country. Exactly where knowing the legal ceiling pays off most.
- Inhabitants
- 941.927Statistics Netherlands, 2026
- Free sector
- € 28,69 per m²New listings, second quarter 2026
The rental market in Amsterdam
Demand has outstripped supply in Amsterdam for years, from studios in De Pijp to apartments in Nieuw-West, and the city hosts a large international community. With this much scarcity, rents above the legal maximum are more common than tenants think, including in new construction and with large professional landlords such as Vesteda, Bouwinvest and Greystar. Housing associations like Ymere, Stadgenoot and Eigen Haard serve the social segment.
The rules are the same across the Netherlands: the points system sets a legal maximum for most homes, and the Rent Tribunal (Huurcommissie) can enforce it. Tenants who bring a case win against private landlords in roughly three out of four cases. The free check shows where your home stands in two to three minutes.
What your rent may legally cost
Legal rent limits 2026
| Points | Segment | Maximum base rent |
|---|---|---|
| up to and including 143 points | Rent controlled | € 932,93 |
| 144 up to and including 186 points | Mid-rent | € 1.228,07 |
| from 187 points | Free sector | no maximum |
Amounts for 2026. Sources: Rijksoverheid, Rent Tribunal, CBS and Pararius. The WOZ property value counts fully up to 186 points and for one third above that.
From the rulings on Amsterdam
What the Huurcommissie decided in Amsterdam
| Type of case | Cases | Tenant wins | What winning delivered |
|---|---|---|---|
| Service charges | 2,148 | 87% | €208 backper statement, once a yearmeasured in 454 cases |
| Maintenance issues | 3,108 | 67% | €330 per month offper month, while the defect lastsmeasured in 1505 cases |
| Rent and points | 357 | 63% | €139 per month off€1,668 per year, permanentmeasured in 38 cases |
| Starting rent | 1,119 | 60% | €323 per month off€3,876 per year, permanentmeasured in 84 cases |
Cases per year
| Year | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|
| Tenant wins | 78% | 75% | 70% | 72% | 73% | 65% |
| Cases | 269 | 887 | 1,336 | 1,666 | 2,060 | 514 |
The most cited issues in cases on Amsterdam: damp and mould, leaks, noise, heating, pests.
Calculated over the published rulings of the Huurcommissie up to and including 2 July 2026, matched on place name. The yearly series counts the four case types above. Cases not heard on their merits are excluded from the percentage. This describes those cases, not yours. See how we count this
By postcode area in Amsterdam
Where maintenance cases cluster in Amsterdam
Each shape is a four-digit postcode area. Darker means more maintenance cases at the Huurcommissie. Hover or tap an area for the figures.
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Example of an outcome
- You pay
- € 1.500
- Legally allowed at 132 points
- € 857,33
That is € 642,67 a month too much, or € 7.712,04 a year.
Drag the slider and watch the sign.
Housing associations in Amsterdam
These housing associations own homes in Amsterdam. Names are checked against the official register of the Dutch housing association authority. Where we have a verified figure, it is shown with its reference date. The list is not exhaustive.
183.500 association homes in this municipality
- Ymere
- 43.420homes in AmsterdamOperating area: Amsterdam, Almere, Haarlem, Haarlemmermeer en Weesp.
- Stadgenoot
- 30.818homes in AmsterdamOperating area: Amsterdam en Aalsmeer.
- Eigen Haard
- 35.200homes in AmsterdamOperating area: Amsterdam, Amstelveen, Aalsmeer, Ouder-Amstel en Zaanstad.
- Rochdale
- 28.430homes in AmsterdamOperating area: Amsterdam, Zaanstad, Diemen, Purmerend en Landsmeer.
- De Key
- 27.531homes in AmsterdamOperating area: Amsterdam, Diemen en Zandvoort.
- De Alliantie
- 20.276homes in AmsterdamOperating area: Amsterdam, Almere, Amersfoort en het Gooi.
Note the difference between homes and rental units: a rental unit also counts garages, storage rooms and commercial spaces. The detailed pages about each association are in Dutch.
Where to get help in Amsterdam
This municipality has a rental team or reporting point where tenants can get help. Alongside that, everything on this site is free to use.
Frequently asked in Amsterdam
Does the points system apply to my Amsterdam home?
Yes. The points system applies nationwide, Amsterdam included. High property values add points, but their share of the total is legally capped, precisely to prevent expensive locations from automatically becoming free sector.
I am an expat with a temporary contract. Do I have the same rights?
Yes. Dutch tenancy law protects every tenant regardless of nationality or contract type. Within six months of your contract start you can even have your initial rent reviewed with retroactive effect.
Also good to know
Just signed a contract? Within six months an excessive initial rent can be lowered retroactively. A procedure costs 25 euros, refunded when you win. And if you would rather hand it all over: we take your case, no cure no pay.
Take the free rent points check
In two to three minutes you know where you stand. You enter your address and rent, we pull the floor area, energy label and property value from the official registers, and you see your points total, the legal maximum and the monthly difference. Free, no account, and your data is deleted after thirty days.