Amsterdam Apartment, Prime Location, € 800/month. Really?
Estimated reading time: 13 minutes
Table of contents
- Amsterdam Apartment, Prime Location, € 800/month. Really?
- Apartment rental rates in Amsterdam are at a premium
- Rent Controlled vs Free Sector housing in Amsterdam
- House- and room rental websites
- Amsterdam apartment rental scam: warning signs
- News: Consumer Authority Investigates House Rental Websites
- Scammers are difficult to trace and prosecute
- Illegal Sublets
- Protect yourself from Amsterdam housing scams
- Amsterdam Rental Scams FAQ
- How to find and rent a room, apartment, or house in Amsterdam: Our recommendation
DutchAmsterdam.nl — Amsterdam rental scams are common. Criminals actively target the tight Amsterdam housing market. They use online advertising-, real estate-, and booking websites to defraud people looking to rent a room, apartment, or house.
The rentals on offer either do not exist, or are already occupied by unsuspecting, legitimate renters or owners.
Apartment rental rates in Amsterdam are at a premium
Average monthly rental cost of a furnished one-bedroom apartment in select European cities in 1st quarter 2024
Find more statistics at Statista
Rent Controlled vs Free Sector housing in Amsterdam
Affordable housing is notoriously difficult to find in Amsterdam, particularly in the most popular areas of town. There are not enough affordable homes. Rent-controlled social housing is near impossible to come by. Rental rates in the so-called ‘free sector’ are sky high.
In the Netherlands the rental value of a house or apartment is determined by the housing valuation system (woningwaarderingsstelsel). This points system is used to assess the quality of the residence. It includes such things as location, size of the property, listing price, type of kitchen, outdoor space (e.g. balcony or garden), and proximity to schools, shops, a medical facilities.
Social Housing
“Based on the results of the points system, rental homes that cost €879.66 or less in base rent per month (2024 threshold) are regulated. These are considered social housing rentals (sociale huurwoningen),” the City of Amsterdam says. “The landlord is not permitted to charge more rent for sociale huurwoningen than the property is worth according to the points system. The annual rent increase for social housing is also subject to a maximum limit.”
Free Sector (Private Sector)
Based on the results of the points system, rental homes that cost more than €879.66 in base rent per month (2024 threshold) are not regulated. This is called free sector or private sector rental (vrije sector). In such cases, the landlord is free to set their own rental price and determine annual rent increases; there is no maximum.
Rental Housing Situation 2024
Currently 40% of homes in Amsterdam is owned by corporations tasked with providing rent-controlled social housing. That is according to the latest figures (2023) from Statistics Netherlands, as cited by Amsterdam daily Het Parool. Ten years ago 46% of home were rent-controlled.
By comparison, 31% of homes in Amsterdam is in the free sector, and 29% is owner occupied (2023).
Note: Amsterdam’s housing development plan calls for a 40-40-20 ratio, which has been the norm since 2017: 40 percent social rented housing, 40 percent mid-market rented and 20 percent private sector housing
Three Million Euros Luxury Homes
In 2023 thirty homes were sold in Amsterdam for more than three million euros.
Local daily newspaper Het Parool says, “Research by real estate advisor CBRE shows that the ultimate top of the housing market has been running smoothly in recent years. This decade, thirty luxury homes were sold each year, 2021 was even a peak year with 41 homes that changed hands for more than three million euros and at least 12,000 euros per square meter.”
“In the luxury segment, the price per square meter is on the rise. There has been a clear increase, especially in the last two years. More than 25,000 euros per square meter has already been paid. According to the real estate advisor, Amsterdam is developing into the ‘luxury hotspot’ of the Netherlands: more than 80 percent of all luxury home transactions take place in the Amsterdam region.” 1Marc Kruyswijk, Weer meer woningen van boven de 3 miljoen euro verkocht in Amsterdam, Het Parool, November 20, 2024 (Paywall)
House- and room rental websites
Tourists, students, interns, expats, and even locals often turn to websites such as Craigslist, Kamernet, Marktplaats, or even Facebook as a source for rental apartments.
Most of the advertisements on these websites are legitimate. However, criminals bent on taking advantage of the stagnated housing market also advertise.
Many of the websites used in the housing rental scams say they remove obviously fraudulent ads. But ultimately they simply provide an advertising platform. Users of these services are themselves responsible for determining whether or not a deal is legitimate.
Kamernet is one of the most popular room rental websites in the Netherlands. The platform says it extensively checks every single advert. But, “unfortunately, some scammers still make it through.”
Users can alert Kamernet to rental scams. The service will then block the advertiser, and contact anyone who may have been in touch with the scammer.
Amsterdam apartment rental scam: warning signs
How do you know whether an apartment for rent offer is mostly likely a scam? Typically, the offer will sound too good to be true.
The absent owner and his or her representative
False advertisers usually claim to be outside the country — whether for an emergency family visit, a business trip, or because they ‘live in London.’ Their emails tend to be in poor English, and are often overly friendly.
Since they are out of the country, they want to make a quick deal with you. You can send them your money via (anonymous and virtually untraceable) Western Union or MoneyGram and they’ll “send you the keys by courier.”
Alternatively, you are welcome to meet with a representative who works on the owner’s behalf. The ‘representative’ usually introduces him- or herself either as a ‘friend,’ a ‘solicitor,’ or a ‘courier.’ He or she is “in a hurry” and thus will meet you not at the apartment itself, but at a café downtown.
If you came here looking for a hotel in Amsterdam, click the link for our Hotel Guide.
Want to rent a room instead?
The rent application: Handing criminals your private information
All they need is for you to fill out and sign a rental application or contract. That means your identity, credit card details and other personal information is now in the hands of criminals.
Next they ask you for the rent money. You must pay at least first and last month plus a deposit. Perhaps even the cost of the courier service from London or elsewhere to Amsterdam. “Oh, and could you please pick up the tab for this meeting? I’m running late!”
Visiting the non-existing apartment
You might say you want to view the apartment before committing yourself to renting it. But the representative reminds you that he is in a hurry. He has “an appointment with another potential renter.” The message is clear: sign and pay now if you don’t want to lose this fantastic opportunity.
If you still insist on seeing the place first you must pay a “security deposit” for the keys. After you have checked out the apartment, the rep tells you, drop the keys in the mailbox.
Once you arrive at the address he provides you’ll find the place does not exist. Or the apartment is occupied by the legitimate (and puzzled) owners.
News: Consumer Authority Investigates House Rental Websites
July 6, 2021 — The Dutch consumers authority2Authority for Consumers and Markets (ACM) (Autoriteit Consument & Markt) has launched an investigation into rental websites that possibly mislead consumers.
Targeted are websites that present a large selection of rental homes, to which you can reply after paying a subscription fee.
“Consumers indicate that many of the presented rental homes are not available or do not even exist. If consumers express their interest in a rental home through these websites, they are unable to contact the rental agent,” Authority for Consumers and Markets (ACM) says.
Most rental websites compile the selections of third parties, and merely offer a search service, but do not act as agents.
Online businesses must clearly inform customers of what they offer in exchange for the fee charged. For instance, the site most explain how the selection of homes that are presented has been made and whether the rental agent can be contacted directly.
ACM suspects that not all websites inform consumers properly or clearly. Given that fraud may possibly be involved, ACM has shared information with the internet fraud unit of the police (Landelijk Meldpunt Internet Oplichting, LMIO)3Dutch language website only. Use this Google Translate version to get the gist of it., which has also launched an investigation.
Scammers are difficult to trace and prosecute
Amsterdam police say they trace the vast majority of Internet addresses used in these scams to Nigeria. Many Nigerian scammers also operate from England, or even from within Amsterdam, using internet café’s, proxy services and other methods to make tracing them difficult, if not impossible. Give them your hard-earned money, and you can kiss it goodbye.
Many of the websites used in the housing rental scams say they remove obviously fraudulent ads. But ultimately they simply provide an advertising platform. Users of these services are themselves responsible for determining whether or not a deal is legitimate.
Illegal Sublets
Something else to watch out for: There are strict rules regarding the legality of renting out a room, apartment, or house in Amsterdam — and indeed throughout the Netherlands.
One obvious red herring: if you are told you cannot register (Dutch: inschrijven) at the address, the place is most likely rented out illegally.
Protect yourself from Amsterdam housing scams
- If it sound too good to be true, it more than likely is
- Do not deal with people who claim, for whatever reason, not to be able to meet with you in person
- You must be able to see and inspect the apartment on offer
- Ask the person who rents out the apartment to introduce you to a neighbor. The reaction to this request may be telling. If you do get introduced to a neighbor, ask what they neighborhood is like, whether it is safe, and whether they would recommend you rent the place
- Don’t trust appearances. Most scam artists do not look like seedy characters. Just because a handsome guy shows up wearing a nice suit doesn’t mean you should trust him off-hand. (Not surprisingly, potential male housing scam victims are met by a charming woman)
- Make sure the key or keys you are given work
- When you sign a rental contract and provide your ID, ask for a photo copy of the landlord’s ID as well
Is That a Legitimate Website?
Mind you, criminals also set up their own websites. Don’t trust everything you see. For instance, check how long a certain website has been online by entering their web address into the Internet Archive’s “WayBack Machine.”
Nice photos! Is That Apartment For Real?
Fake ads for apartments, rooms, or houses often re-use photos in many different false ads.
If you use Chrome, right click on a photo. Then select “Search Google for Image.” Firefox fans can use the “Google Image Search” browser add-on.
Sometimes you’ll find the same photos are used in advertisements for rentals in places around the world. At times the images may be cropped, or flipped horizontally.
Don’t trust photos of the landlord either. These scammer usually engage in identity theft as well.
Additional rental tips
In addition, make sure the rental contract states what is and what is not included (utilities, use of the garden and/or roof terrace, cable TV, internet connection, et cetera).
Try to negotiate. While most legitimate landlords will not take less rent than what they advertised, you may be able to rent without paying a ‘last month’ in advance.
Make sure you get a detailed receipt for each rental payment as well as for your deposit.
Take photos of the property as soon you as you arrive — perhaps even upon first inspection. You could always say your parents are paying for the place, so you want them to see what it is like. Document everything: the walls, the doors, the floors, etcetera. If there is any damage, have the landlord note it on your rental contract.
How much money?
Scammers are in it for the money. So in addition to several months worth of rent, they usually try to get various other fees as well. Think deposits, contract fees, or agency fees. Those are all illegal, as are disproportionately high administration fees.
If you paid such fees, even for a legitimate rental, and you live in Amsterdam you can contact !WOON. They can help you reclaim unjust fees.
Amsterdam Rental Scams FAQ
No. This is a common scam used to defraud people. The ‘landlord’ gives you a link to a fake website — an Airbnb lookalike. You will lose your money. (Why would a landlord want to pay a commission to Airbnb while there are much easier ways for renters to pay?)
Legitimate landlords do not use these type of money transfer services.
Carefully check the details. Is it a well-known bank? Is the bank located in the Netherlands? Does the name on the account match the name of the person you are dealing with?
Contact the Netherlands Police. Use the non-emergency number: 0900-8844, or click the link for other options.
How to find and rent a room, apartment, or house in Amsterdam: Our recommendation
Unless you can afford to have a real estate agent find your new home for you, do not try and search for a place in Amsterdam while you are still abroad.
Instead, first rent temporary lodging via a legitimate agency, such as Kamernet.
Once you are in Amsterdam, start looking for a more permanent place to live.
First published July 2, 2021. Last updated Wednesday, November 20, 2024 – 10:28 PM CET to add information from Statista/Housing Anywhere on the average monthly rental cost of a furnished one-bedroom apartment in Amsterdam and other select European cities. We also added details on the Dutch system of rent-controlled social housing vs. free- of private sector homes.
Footnotes
- 1Marc Kruyswijk, Weer meer woningen van boven de 3 miljoen euro verkocht in Amsterdam, Het Parool, November 20, 2024 (Paywall) ↩︎
- 2Authority for Consumers and Markets (ACM) (Autoriteit Consument & Markt) ↩︎
- 3Dutch language website only. Use this Google Translate version to get the gist of it. ↩︎
Anton and Janet Hein live and work in Amsterdam. We are the publishers of DutchAmsterdam.
Anton was born on a houseboat in the center of Amsterdam, right across from the iconic Westertoren and what later became the Anne Frank House museum. Having lived in nearly every district since then, he knows the city like his own back pocket.
Janet was born in England and raised in Ireland before moving to Amsterdam 43 years ago. Even to date she brings an expat’s perspective to the DutchAmsterdam website.
Last updated Thursday, November 21, 2024 CET (Central European Time)
Do not republish or repost.
