This isn't a seasonal blip. According to the Pararius Huurmonitor, the quarterly rental market report Pararius publishes with Huurwoningen.nl, the underlying cause is structural: landlords are increasingly selling their rental properties instead of re-letting them, a pattern known here as uitponding.

Where the numbers stand right now

In the second quarter of 2026, the average rent in the unregulated sector reached €20.94 per square metre, about 5% higher than the same quarter last year, and translating to an average monthly rent of €1,882. That's roughly 3% up on a year ago, though interestingly it's slightly below what tenants paid in Q1 2026, the first quarterly dip in over two years. To qualify for that average rent, landlords typically want to see a gross monthly income around €5,650, since the standard requirement is three times the rent.

Supply keeps shrinking in absolute terms too. Only 11,389 unregulated-sector homes came onto the market for new tenants in Q2, while 12,150 were taken off it, mostly through sales. That's a net loss of 761 rental homes in a single quarter.

Why landlords are cashing out

Two things are pushing in the same direction. The Wet betaalbare huur (Affordable Rent Act), introduced in mid-2024, caps rents for any property scoring 186 points or fewer on the Dutch WWS point system. For a lot of private landlords, that regulated rent no longer covers the mortgage and the maintenance, let alone a return worth the hassle.

At the same time, changes to the Box 3 wealth tax mean investment property gets taxed on a deemed return, regardless of what the landlord actually earns from renting it out. Between a capped rent on one side and a tax bill that doesn't care about actual income on the other, selling has become the more rational move for a growing number of owners.

Kadaster transaction data shows that 5.6% of all homes sold in Q2 2026 had previously been rental properties, and Pararius notes that this sell-off, which used to concentrate on modest mid-market apartments, is now reaching pricier rental homes as well, including some that were never subject to the rent caps in the first place.

What it changes for your search

The cheaper end of the unregulated sector, just above the 2026 liberalisation threshold of €1,228.07, is where the squeeze is worst. If your budget sits in that range, expect a longer search or a wider radius. Right now, 41% of all unregulated listings sit above €2,000 a month, which tells you where the market's centre of gravity has moved.

Amsterdam remains the most expensive place to rent, at €28.69 per square metre, with Amstelveen and Hoofddorp not far behind. Outside the largest cities, Helmond posted the sharpest year-on-year increase, over 21%, a reminder that pressure isn't limited to the traditional big five. If you're weighing your options, it's worth comparing current listings for apartments in Amsterdam, apartments in Rotterdam, and apartments in Eindhoven side by side before settling on a city.

Screening has also gotten stricter as permanent contracts have become the default and landlords have fewer applicants to choose from per property. Having your employment contract, recent payslips, and proof of income ready before you apply is no longer optional, it's close to a baseline requirement.

None of this makes the search easy, but it does make it more predictable. Pararius only lists properties from verified, professional agents, which at least removes scams from your list of things to worry about. For a broader look at what's driving the 2026 market and how to position yourself as an applicant, our guide on understanding the Dutch rental crisis as an expat goes into more detail on the application side of things.