The ideal window to start your hunt is 2.5 to 3 months before your expected move-in date. Here’s why:
One of the standout features of Uprent is the commute time filter. This tool allows you to search for rental properties based on how long you want your commute to be. Whether you’re traveling by bike, public transport, foot, or car, Uprent lets you set a preferred maximum commute time to your workplace, university, or any other key location.
Students are generally looking for more affordable housing such as rooms or studios. Here’s where to look:
Kamernet offers a lot of rooms and apartments. It’s one of the biggest rental platforms in the Netherlands and is well-known among both tenants and landlords. It’s great for students as well as working professionals. You can communicate directly with landlords, which makes it easier to secure a place. To respond to listings, you must subscribe to a premium account (as of August 2024, it’s €34 per month).
Housing Anywhere is good for both short-term and long-term rentals. It allows payments via non-Dutch credit cards, and you can book your accommodation online. Like Kamernet, Housing Anywhere is great for students as well as working professionals. To respond to listings, you must also subscribe to a premium account (as of August 2024, it’s €34 per month). The biggest disadvantage is that it’s not possible to view a property in person; you have to trust the pictures. However, we’ve never heard of an Uprent user renting an apartment that differed from the pictures. The prices are generally slightly higher than the market — mostly, because it’s much easier to rent from Housing Anywhere.
Marktplaats is the number 1 platform in the Netherlands for selling second-hand stuff. It also includes rental listings. Marktplaats is a good option for finding budget-friendly accommodations. You will be communicating directly with landlords. However, the site is only available in Dutch. And, frankly, the quality of photos can be rather bad, since landlords make pictures themselves. :-)
Holland2Stay is great, since it has quotas for student accommodation. Apartments are modern and well-maintained. The platform offers easy online booking for short-term and long-term stays. To respond to listings, you must create an account and pay a one-time registration fee of €26.50.
ROOM.nl is a dedicated platform for student housing. It has many unique rooms that aren’t available elsewhere. It’s particularly good for international students looking for affordable options. However, you must be enrolled at a Dutch university to use the platform, and you can only respond to rooms in the region where you study. A registration fee of €35 is required (it’s valid for 8 years, though), and the competition can be high despite the exclusive listings.
This platform mainly services working professionals, however, many of its listings are also available for students.
The Social Hub offers fully furnished rooms with utilities included, catering to both students and young professionals. Its building often have amenities like coworking spaces, gyms, and social events. The Social Hub is ideal for both short- and long-term stays, although it tends to be more expensive than traditional student housing.
XIOR provides student housing in various cities across the Netherlands. They offer modern, fully furnished rooms and studios close to universities. Rent usually includes utilities, internet, and maintenance. It’s great and you’re lucky to get a place in XIOR :-)
RoomPlaza.com offers fully furnished apartments and rooms, often for students who want to share accommodations.
Pararius is the largest rental platform in the Netherlands with many options. Only real estate agents can post listings, which means the properties are generally reliable. The platform is free for tenants, but most listings require an income that is 3-4 times the monthly rent.
Same as for students, these platforms are great for working professionals.
Funda is a well-known platform, mainly recognized for property sales but also offering rental listings. The platform is very similar to Pararius, with most listings being the same.
Using the platforms below in your rental search is not advisable. This is because most housing listings on these platforms are scraped from other (free) resources, and they often require a subscription. Some may even involve debt collectors if you don’t pay on time.
Great selection of rooms in Maastricht.
Great selection of rooms in Heerlen.
A mix of housing options for students and internationals in Maastricht.
Now that you’ve gathered a wide selection of homes, it’s time to narrow them down to what suits you best. The easiest way to do this is by using Uprent’s browser extension. It automatically scans any property you view and quickly checks if it meets your eligibility criteria. The extension will then display a handy Summary widget right on the property page, like the one shown below, to give you all the details you need at a glance.
The summary provides the most important data about a property, prioritized from top to bottom. While everyone may have different criteria, for most, the tenant conditions are crucial. This section highlights any restrictions on specific groups of people.
Another concept that might be new to many internationals is energy labels. With an energy label, you can see how energy efficient a home is. The energy label is expressed in classes A to G. A home with energy label A (or higher) is very energy efficient, while a home with energy label G is not really efficient. Very energy-efficient homes are given an extra specification, for example energy label A+++.
An energy-efficient home often means (much) lower energy bill, more comfortable living and is better for the environment. It's common to find houses that seem more affordable compared to others, but if they are rated with an energy label E, F, or G, it means your savings on rent could be offset by higher energy bills. Additionally, living in homes with an energy label D or lower might not be as comfortable, especially in winter.
When Uprent calculates the expected monthly energy bill, we combine the apartment’s size and its energy label to provide you with an accurate estimate.
Luckily, Uprent helps you even with that. You can opt in to be notified of new listings. That way, whenever there is a new listing detected at one of the supported platforms, you will receive an instant alert on your email or phone (depending on what you select).
As mentioned earlier, timing is key, but it’s not the only factor in securing a viewing. A well-crafted application message is just as important. You definitely don’t want to be the first one to get rejected, right?
Your application message is what will ultimately make you stand out. It’s not just about sending a quick note; it’s about presenting yourself in the best possible light. A well-structured message should include the following:
Uprent’s browser extension lets you create a viewing request message in under a minute, for free. When you find a home on any supported website, simply click the Create Message button and answer a few questions:
Once you’ve answered all the questions, the viewing request message is automatically generated. This message has been proven to increase your chances of securing viewings by 174% compared to the usual approach.
Not all application messages should be the same. Adjust your message depending on who will be reading it:
Uprent lets you store multiple viewing request messages and automatically fills them in on all rental platforms across The Netherlands.
If you’re applying through platforms like Funda or Pararius, don’t just rely on their built-in application systems. Visit the real estate agent’s website directly and submit your application there as well. Often, real estate agents prioritise viewing requests sent from their website.
Often, a phone call can make the difference. Uprent will let you know if it’s worth calling the agent based on the specific agency. If the agent prefers not to schedule viewings by phone, or if the phone lines are often busy, Uprent won’t suggest calling. But if it might help, you’ll see a prompt with the agent’s phone number.
Many tenants skip PDF forms or online applications required by real estate agents, thinking it takes too much time. However, filling out these forms can give you a significant edge, as it shows you’re committed. Plus, fewer people complete these, reducing your competition.
In the past, many people used Google Sheets or Notion databases to track their rental applications — or didn’t track them at all — leading to missed opportunities and forgotten applications. With Uprent, every application is automatically saved to your dashboard. This allows you to easily manage and monitor all your applications in one place. Uprent also sends reminders for important follow-ups and automates tasks like creating Google Calendar events for viewings. You can even share your dashboard with your flatmate, allowing you to collaborate on the rental search.
Here are some red flags to watch out for:
Never pay anything before you’ve seen the property, either in person or through a video tour. Scammers often avoid showing the property, making excuses or demanding payment first. A legitimate landlord or agent will always be willing to show the property, either in person or via a video call. This step is crucial to ensuring the listing is real and matches the description.
If you’re unable to view the property in person, request an online video tour over WhatsApp. This allows you to see the property’s condition and specific features, reducing the risk of falling victim to a scam.
Be prepared for additional requests specific to the agency or landlord.
Upload all documents into a Google Drive folder. Make sure Anyone with the link can view this folder. This allows you to easily share your documents by simply providing the link when requested.
Only 30% of properties allow online viewings. That means, with a 70% chance, you will have to visit in-person. If you’re not able to attend yourself, it's best if you find someone who can go on your behalf. Whether it’s a friend, a relocation service, or even a professional, having a trusted person attend the viewing will significantly increase the amount of properties you can get approved for.
It’s important to arrive at the property at least 15 minutes early. Finding the right door can sometimes be tricky. Arriving early also gives you time to get settled and make a good first impression.
Viewings are a chance for the landlord or agent to get a first impression of you. Make yourself memorable: smile, engage with the agent/landlord, share your situation, and ask if there's anything else you can do to improve your chances.
Let’s be blunt: you’d be surprised how often applicants miss out because they bring kids or pets to viewings, and they’re too active. It’s best to only bring adults to the viewing.
Using Uprent’s dashboard, you can keep track of all your viewings. When you move a property to the Viewing Scheduled stage, you can select the date and time of the viewing. You can even create a Google Calendar event directly from the dashboard.
The day before your viewing, Uprent will send you a recap email with all the details, including Google Maps directions, to ensure you’re fully prepared.
While formal attire isn’t necessary, being well-presented, friendly, and thorough during the viewing can make difference. Agents and landlords often rely on their impressions from the viewing when making their decisions. By dressing appropriately, smiling, and being polite, you increase your chances of making a positive impression that could be relayed to the landlord.
You’re allowed to open closets, cabinets, and other storage spaces to get a complete sense of the property. Just be mindful of your surroundings, especially if the property is currently occupied.
You’re on a viewing. You like the property. Do you want to get it? You have the highest chances if you’re the first one to apply. Ideally, submit your application within an hour or two after the viewing, but no later than the same day. If you apply later, the chances someone else will be selected are high.
When it comes to submitting an offer, follow the instructions provided by the real estate agent or landlord during the viewing. Whether it's via email, a form, directly on a website, or another method, follow their preferred process.
Overbidding can indeed be effective. Offering even just €50 more than the asking rental price can make you stand out from other applicants.
Feel free to use this template.
When your application for a rental property is accepted and your documents are submitted, the real estate agent is required to perform a tenant check. This process involves verifying that you are not on any sanctions lists and checking if you have any significant debts in the Netherlands, such as unpaid mortgages. Additionally, your documents will be analyzed using specialized software to confirm their authenticity. It's crucial not to modify your documents with software like Adobe Acrobat, as this could raise red flags during the verification process.
The good news is that the majority of applicants have nothing to worry about concerning tenant checks. Even if a debt is detected, the real estate agent doesn't get detailed information; they only see a general warning (indicated by a red or yellow light), leaving the decision to discuss any potential issues up to the tenant.
If a tenant check returns a red or yellow warning, the real estate agent will typically ask the tenant to clarify the issue. In many cases, these warnings result from errors in the system and can be resolved through further discussion.
Let's say, you have been approved for a home. Next step is to sign a rental agreement. In the Netherlands, there are four main types of rental agreements. The choice of contract is determined by the landlord, not the tenant. Without getting too deep into legal details, let's cover some basic information you should be aware of.
Based on the data of, this type of contract is the most common and offers the greatest security for tenants. It establishes a lease for an indefinite period.
Typically, during the initial 12 months, the agreement cannot be terminated by either the tenant or the landlord. After this period, the tenant has the right to occupy the property indefinitely and is allowed to terminate the lease at any time, provided they give a one-month notice. The landlord is generally unable to terminate the agreement without substantial reasons (and even those often must be validated in court).
Unlike the indefinite period contract of Model A, this agreement has a clear start and end date for the tenancy, which can range from a few months to 2 years, depending on the agreement between the tenant and landlord.
Tenant can terminate an agreement at any time, with one-month notice. The landlord cannot terminate the rental agreement.
By the end of the lease, the landlord must inform the tenant if they want the tenant to vacate the property. If both parties agree to extend the tenancy, the contract can be renewed for an additional period, but the total duration cannot exceed 24 months (for example, a 13-month lease can be extended by up to 11 months). If, by the end of 24 months, both parties agree to extend the tenancy, or if the landlord does not issue a vacate notice, the contract automatically transforms to a Model A - Indefinite Period Agreement (and then you can occupy the property practically forever).
Model C agreements are specifically designed for situations where the landlord intends to return and occupy the property at a future date, which remains uncertain.
The landlord sets a definite lease term (for example, 14 months). If the landlord’s circumstances change and they decide to extend their absence, they have the option to propose an extension of the lease term to the tenant.
Similar to the structure found in a Model A agreement, there is an initial period where neither party can terminate the lease early. After the initial fixed period, the tenant can terminate the agreement with a one-month notice. The landlord then is allowed to terminate the lease with a three-month notice, this feature is called the Diplomatic Clause.
The Vacancy Act tenancy agreement model is intended for the situation that the property is for sale.
This agreement is signed for a fixed duration. After the initial six months, the tenant has the flexibility to terminate the lease with a one-month notice. The landlord can terminate the agreement at the end of the fixed term by giving a three-month notice.
Extending this type of lease can be difficult. The landlord must obtain a new permit from the local municipality (Gemeente) to continue renting the property under this law.
If your rental contract was signed after July 1st 2024 a new law Affordable Rent Act will be applicable. This law states that Model B agreements can only be signed with certain categories of people, such as international students and Dutch students moving to another city for their study (and a few other rare cases). If you are not in either of the permitted categories, the landlord is not allowed to sign a model B agreement with you.
This law has further shaken the Dutch rental market, causing even more issues. Since landlords are not protected anymore, many are choosing to sell their properties instead of renting them out. Many of the ones that are still renting their properties out, continue to sign Model B agreements illegally. If this happens to you, legally your rental contract will be treated as a Model A agreement, meaning it is valid for an indefinite period.
Often, you receive a 16-page contract in Dutch, and you have no idea what it says, nor have you time to dive into specifics of the Dutch rental law. With Uprent, you can simply upload your contract. Uprent’s AI will break down key clauses, such as termination terms, rent increases, and more, into clear, plain English.
At the time of the key handover, you and the landlord or agent will inspect the property together. Agent will then complete a check-in report detailing the condition of the property, which you will then sign.
In the Netherlands, after moving into a rental property, you typically have a 14-day window to report any additional issues or imperfections not noted during the initial check-in inspection. This period allows you to settle in and thoroughly inspect the property beyond the initial walkthrough with the landlord or agent. If you do find any issues:
Social Housing vs Free Market in Hilversum
In Hilversum, the housing market is divided into two main sectors: social housing and the free market. Ultimately, this guide is focuing on the free market, as social housing, despite its benefits, remains largely inaccessible to many, particularly expats, students and higher-income individuals.
Social Housing in Hilversum
Social housing, or "sociale huurwoningen", is a system designed to provide affordable housing options to individuals and families with lower incomes. Governed by housing associations, these properties are subsidised by the government to keep rent costs below a certain threshold (at the time of writing this guide (2024), a little bit less than €900 per month).
Advantages: The most apparent benefit of social housing is its affordability and high security for tenants.
Disadvantages: Despite its affordability, social housing comes with long waiting lists, often stretching for years. Because of that, it is an unrealistic option for those needing immediate accommodation. Furthermore, there's a strict eligibility criteria based on income. Priority often goes to the ones earning below a specific threshold. The choice and location of properties is also limited.
Requirements: To qualify for social housing, you must typically prove a yearly income below a certain level (in 2024, the income threshold is €47,699 for one-person household and €52,671 for multi-person household). Priority is given based on various factors, including the length of time on the waiting list, family size, and urgent housing needs.
Free Market Housing in Hilversum
Free market, or "vrije sector huurwoningen," refers to properties rented out at market rates, without government-imposed rent caps.
Advantages: The free market offers greater flexibility and choice, with properties available across all Dutch cities and regions. Unlike social housing, there are no long waiting lists, making it possible to find accommodation relatively quickly. The quality and size of the apartments or houses can also be higher than in the social sector.
Disadvantages: The main drawback of the free market is its higher cost. Rents are significantly higher than in social housing, making it less accessible to those on a tight budget.
Requirements: There are no income restrictions for accessing the free market housing. However, landlords often have their criteria, such as requiring a minimum income (most often, 3x the monthly rental price) or employment status. Foreigners, expats and students typically find this sector more accessible, albeit more expensive.
Should I Go For Social Housing or Free Market?
While social housing in Hilversum is an affordable option for low-income residents, its long waiting times makes it impractical for many — especially newcomers or those with higher incomes. In contrast, the free market, despite its higher costs, provides more immediate housing solutions with greater variety and flexibility.
Our guide will focus on navigating the free market sector. This approach acknowledges the reality that, for most people, particularly internationals moving to Hilversum, the free market remains the most viable option for finding a place to call home.