Rents in the Netherlands have risen sharply since 2022, and student budgets are under pressure in every major city. The table below reflects current 2026 averages based on public data from Pararius, Kamernet, SSH, and DUWO.
1. Average monthly rent by city
These ranges cover the typical student segment. The lower bound is a room in a shared house; the upper bound is a furnished studio or small one-bed. All prices are in EUR.
- Amsterdam — Room €850–€1,100 · Studio €1,100–€1,500 · 1-bed €1,400–€2,000
- Utrecht — Room €700–€950 · Studio €950–€1,300 · 1-bed €1,200–€1,700
- Rotterdam — Room €600–€850 · Studio €850–€1,200 · 1-bed €1,100–€1,500
- Delft — Room €600–€800 · Studio €800–€1,100 · 1-bed €1,000–€1,400
- Groningen — Room €450–€650 · Studio €700–€950 · 1-bed €900–€1,200
- Eindhoven — Room €550–€750 · Studio €750–€1,050 · 1-bed €1,000–€1,350
2. What's usually included
'All-inclusive' is rarely truly all-inclusive in the Netherlands. Most listings separate base rent (kale huur) from service costs (servicekosten) and sometimes utilities (nutsvoorzieningen). Always ask what's covered before you sign — gas and electricity can add €80–€150/month depending on the season.
3. How to negotiate (sometimes)
Negotiation is rare for rooms in tight markets like Amsterdam and Delft, but it's common in Groningen and some Rotterdam neighborhoods. The strongest leverage is offering a longer lease or paying a slightly earlier start date.
4. Watch out for illegal service costs
Dutch law limits which service costs a landlord can charge. Internet, a cleaning service, and shared-area furniture are typically allowed; 'administration fees' or 'key deposits' often are not. If a listing charges €200+ in servicekosten without itemisation, push back — the Huurcommissie (Rent Tribunal) regularly rules in tenants' favour.
Frequently asked questions
Which Dutch student city is cheapest?
Groningen is consistently the most affordable major student city, with shared-house rooms starting around €450/month.
How much extra should I budget on top of rent?
Add €80–€150/month for utilities if they're not included, plus around €50 for internet, and plan for a deposit equal to one or two months of rent.
Are prices rising or falling in 2026?
Rising. Most cities saw 5–10% year-on-year increases in 2025 and early 2026, driven by chronic undersupply and continued enrollment growth.