Understanding Amsterdam’s Short-Term Housing Market: Challenges and Practical Tips | Amsterdamian

You’ve just landed the job in the city you’ve dreamed about moving to for so long. Or maybe you’ve got a temporary contract and are excited to spend a few months in the city of canals, freedom, and gingerbread houses! Amsterdam will soon be your home — finally! Congratulations! But speaking of those gingerbread houses: how does one get to live behind those beautiful facades and enjoy the gezelligheid of the city?

Once you start looking for rentals in Amsterdam, reality hits. And it’s not very pretty. Everyone complains about finding a good place to rent, whether for the long or short term. The search for a home quickly becomes a part-time job, and it can sometimes feel like navigating Amsterdam’s canals without a map. Amsterdam is a great place to live; it ranked number six on the Quality of Living City Ranking 2024 published by Mercer. And it’s not hard to see why: I’m thinking bike lanes, work-life balance, good schools, a wide range of cultural institutions and entertainment options, safety, air quality, and more. Add to this the many opportunities for international professionals and students, and it’s easy to see why so many want to call this city home.

But there’s one big downside to moving to Amsterdam: finding a place to stay. Even though the city keeps expanding, there still aren’t enough homes for all the people who want to live here. So, every year, we hear about the difficulty of renting or even buying a home: landlords asking ridiculous prices for what could easily be mistaken for a broom closet, students getting scammed, and more. I was half-joking with a friend over coffee that someone should provide courses on how to survive renting in Amsterdam. Once you’re here though, and start to understand the rules of the game, you will manage to find a house.

Today, I want to talk about short-term rentals and share a few insights that might help you find the right accommodation in Amsterdam.

First, in case you’re wondering, let’s talk about who is looking for short-term housing in Amsterdam (besides you). According to City Retreat, a serviced apartment provider, the short-term rental market in Amsterdam caters to this clientele:
• 72%: Individuals with new employment in Amsterdam
• 11%: Dutch residents renovating their homes
• 9%: Dutch residents experiencing personal transitions (e.g., divorce)
• 7%: Students, both domestic and international.

While the demand for short-term rentals has surged in recent years (Google searches for terms like “Serviced apartments Amsterdam” have increased by 170%, and “Expat rentals Amsterdam” by 247%), the availability of rental properties has declined. This is largely due to changes in the rental market, including higher property taxes and stricter regulations.

What are the options for a temporary home?

• Short-stay serviced apartments: these are fully equipped apartments available for rent for a few months (typically 1 to 6 months, but also more). They offer all the amenities needed for temporary stays, including kitchen facilities, furniture, and sometimes even cleaning services.

• Subletting (Onderhuur): some Amsterdam residents sublet their apartments or homes temporarily while they are away. You can find sublets through social media and community groups.

• Airbnb: this platform offers short-term rental options, ranging from a few days to several months.

• Traditional renting websites: some of these websites offer temporary accommodation in addition to their regular long-term rentals.

So, there are a few options for short-term rentals in Amsterdam, but that doesn’t mean it’s easy to secure one. Which one should you choose? Well, it will likely come down to your budget and needs. As with many things in life, the more money you have, the easier it will be.

Here are a few tips for finding temporary accommodation in Amsterdam:

• Start your housing search 3 to 7 weeks before your intended move-in date. Flexible rental contracts often can’t confirm availability more than 8 weeks in advance, as current tenants may have the option to extend their stay. Once you find a suitable property, securing the rental can take anywhere from 12 to 72 hours, depending on the platform and how responsive everyone is. Alternative sources, such as Facebook Marketplace, may require a longer search period.

• Be aware of the scammers. When looking to rent a place, always make sure you don’t fall prey to the scammers. Engage with established rental agencies and verified platforms to minimise the risk of scams.

• Don’t send any money in advance, before viewing the property and signing a contract. Make sure you get as much information as possible about the company/person renting out.

• Always check reviews! See what others have to say about the rental company.

• View the property before renting: this might not be possible in the case of short term accommodation, as you’ll likely have to find something before coming to Amsterdam. However, you can ask for a live video tour of the apartment to make sure it matches the photos. Even if the property is arranged and paid for by the company hiring you, it’s still a good idea to request a viewing.

• Have the right budget: renting in Amsterdam is expensive. You need to be realistic about the costs, whether you’re looking for short-term or long-term accommodation. Check the market to see where you can find places within your budget, otherwise you’re wasting a lot of time.

• Check if the place is furnished and equipped with what you need. For a short-term stay, I bet you will want a fully furnished and equipped home. You won’t have time to go around and buy furniture or plates and glasses, especially since you’ll have to leave them behind after just a few months. Traditional rentals, even if they’re for a temporary period, might come unfurnished, so be sure to check this in advance.

• Check if you can register at the property: some apartments are rented out without the possibility to register, so you have to keep this in mind when looking for a place, because you will have to register in Amsterdam even if you stay for a few months.

• Costs. Don’t forget to ask if all costs are included in the rent. Sometimes the advertised price doesn’t cover utilities like water, electricity, etc., and these can add up quickly. You will also have to pay a deposit, which you should get back when you leave, as long as everything is in order with the property. Be sure to do a thorough check before moving in to avoid any surprises later.

• Consider nearby cities. If renting in Amsterdam is too expensive, you might want to look for accommodation in nearby cities like Zaandam or Haarlem. You’ll have to commute and won’t get the full Amsterdam experience, but it’s a viable option.

Finding temporary housing in Amsterdam might feel like running a marathon, but trust me, once you’re settled into your cozy apartment (even if it’s not perfect), the city’s magic makes it all worth it. With the right approach and understanding of the market, it’s possible to find a place that meets both comfort and budget requirements. After all, isn’t part of the adventure figuring out where home is, even if it’s just for a few months?

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