Guide to Finding Housing in Netherlands During the Wooncrisis [2025]
Navigate the Dutch housing crisis with expert tips on finding apartments, working with makelaars, and securing your dream home in the Netherlands. Updated 2024 guide with current market insights.
Table of Contents
Current Housing Crisis Overview
Finding Rental Properties
Working with a Makelaar
Success Story: Finding Housing in Haarlem
Essential Documentation
Tips and Resources
FAQs
Understanding the Dutch Housing Crisis (Wooncrisis) in 2024
The Netherlands is experiencing an unprecedented "wooncrisis" (housing crisis), making home-finding particularly challenging for expats and locals alike.
Current Market Statistics
Housing shortage: 417,000 units (Dutch Ministry of Interior Affairs, 2024)
Price increase: 13.7% year-over-year (CBS Netherlands, 2023)
Average waiting time: 5-8 weeks for rental properties
Rental price increase: 8.5% in major cities
Key Factors Contributing to the Housing Shortage
✓ Population growth outpacing construction
✓ Increased international migration
✓ Rise in single-person households
✓ Strict building regulations
✓ Limited land availability
✓ Investment buyer competition
Fundamentally this means that the market is more competitive than most other markets, and you will need to deploy additional resources or an extraordinary amount of commitment and diligence to land a place to live - especially as an expat.
We will share how we managed to find our apartment in Haarlem in just about two weeks, but first let’s look at the options for finding a place to live.
Where to Find Housing in the Netherlands: Resource List
Online Property Platforms Comparison
Platform: Funda.nl
Language: Dutch/English
Focus: All Properties
Best For: Long-term rentals/buying
Platform: Pararius.com
Language: English
Focus: Rentals
Best For: Expat-friendly listings
Platform: HousingAnywhere
Language: English
Focus: Short-term
Best For: Students/temporary stays
Platform: Kamernet.nl
Language: Dutch/English
Focus: Rooms
Best For: Student housing
Platform: Facebook Groups
Language: Various
Focus: All types
Best For: Network-based finds
Working with a Makelaar: Is It Worth It?
From personal experience, working with a makelaar is game-changing.
You can certainly conduct your housing search independently, but as we mentioned above, it will need to be a full time job. You should be monitoring of multiple websites daily for new listings that match your criteria and be very quick to respond to listings (properties often go within hours).
When you find a place and make contact, you’ll be offered a chance to tour the apartment. This is in person of course, which will be challenging if you are not yet in the country. Maybe you can find someone to provide a virtual tour, but don’t count on the landlord to offer to walk you through virtually. You’re already competing with dozens of other applicants, and they will likely just move on to someone else.
If you want to make an offer, you’ll be required to submit your application, provide bank statements, and anything else that you feel could highlight your value as a tenant like a letter about why you are now living in the Netherlands, the kind of work you do, and the money you can consistently bring in every month. We’ve been told that these “personal profiles” can be very helpful for expats since our work or income situation may be out of the ordinary for the Dutch.
Cost vs. Benefits Analysis Investment:
Typical cost: One month's rent
Additional service fees: €50-200
Benefits:
✓ Pre-market listing access
✓ Professional negotiation support
✓ Property viewings management
✓ Contract translation/review
✓ Cultural navigation assistance
Real Success Story:
Securing Housing in Haarlem
Timeline: 2 weeks
Location: Haarlem
Method: Working with Liga at We 4 Expats
Result: Successfully secured rental
Step-by-Step Process
Initial consultation
Requirements documentation
Property viewings
Application submission
Landlord communication
Contract signing
Move-in support
Essential Documentation Checklist
□ Employment contract
□ Passport copy
□ Visa documentation
□ Bank statements (3 months)
□ Personal profile letter
A Personal Touch
Now we can chat about our makalaar who WE LOVED! We were recommended to We 4 Expats by our immigration lawyer. We worked with Liga who was wonderful If you reach out to Liga, tell her Cristin and Mike sent ya!
It was such a confidence-boosting experience to navigate the crazy housing market, from the States, with someone who met with us early on to discuss our needs and break down the reality of rental costs (we had outdated info that was LESS than we should have budgeted).
We created a What’sapp group to communicate, started a Google document where we could share multiple listings we found on all the apartment search sites, Liga would travel to listings to do the walkthrough either live or recorded and share them with us, and she managed submitting our applications to apartments we wanted. Within a week we had already applied (and were passed on) an apartment and were viewing off-market listings.
Ultimately Liga found a listing in Haarlem (our #1 choice city to live in) and warmed the landlord up to us. We hoped on a Whatsapp call with the landlord to get to know each other and familiarize her with our situation, applied, and were accepted. So from start to finish we had an apartment in two weeks!
After settling all the contract paperwork and paying our rent and deposits, Liga even offered to go above and beyond their basic duties. She not only helped us secure housing but also:
Assisted with IKEA delivery coordination
Connected us with an education consultant who helped find a school for our child
Guided us in contacting and connecting our water, power, and internet companies
Provided valuable insights about the neighborhood
I would never suggest another way to find housing in The Netherlands, because it turned a very stressful situation into a relief.
Remember, while the housing search might feel overwhelming, it's a temporary challenge. Once you're settled in your Dutch home, you'll find it was worth the effort!
Have you started your housing search in the Netherlands? What challenges are you facing? Share your experiences in the comments below!
Cost Breakdown for a Housing Search
Expense: Makelaar Fee
Average Cost: €1,000-3,000
Notes: One month's rent
Expense: Deposit
Average Cost: €1,500-4,500
Notes: 1-2 months' rent
Expense: Administration
Average Cost: €150-300
Notes: Agency fees
Expense: Utilities Setup
Average Cost: €100-200
Notes: Connection fees
Region-Specific Housing Insights
Amsterdam: Highest competition
Rotterdam: Emerging market
The Hague: International community
Utrecht: Student-focused
Haarlem: Family-friendly
Expert Tips for Success
Start searching 2-3 months before move
Prepare documentation in advance
Set up housing alerts
Join expat communities
Consider temporary housing
Temporary Housing Options
Serviced apartments
Short-stay facilities
Extended-stay hotels
Corporate housing
Frequently Asked Questions
How long does it typically take to find housing?
2-8 weeks, depending on approach and location.
Do I need to speak Dutch?
Not necessarily, but it helps. Many agents speak English.
What's the average rental deposit?
1-2 months' rent plus first month's rent upfront.