The Tight Rental Market in Leiden: Challenges and Tips for Expats

The rental market in Leiden is under significant pressure. The city, known for its historic charm, international university, and vibrant expat community, is experiencing growing demand for rental properties while the supply remains limited. This creates a challenging situation, especially for expats seeking suitable housing. 

The current situation 

Leiden is a popular destination for students and professionals, including many expats working in the technology, healthcare, and education sectors. Leiden University and other research institutes, attracts thousands of international students, researchers, and staff each year. Combined with limited new housing construction, increased taxes for landlords, and strict regulations regarding rental prices, rental agreements, and rental permits has resulted in a situation where many landlords decide to sell rather than continue renting. This reduces the housing supply and makes it harder to find affordable rental properties. 

The rental market in Leiden is further influenced by its proximity to cities like The Hague and Amsterdam. Many people who work in these larger cities choose to live in Leiden due pleasant living environment. This adds extra pressure to the already limited housing stock. 

Challenges for expats 

Expats face specific challenges that make finding a rental property in Leiden more difficult: 

1. Competition: Competition for rental properties is fierce, and expats, who often need housing on short notice, may feel additional pressure to make quick decisions. 

2. Rising prices: Living in Leiden can be expensive. In the last quarter of 2024, new tenants paid an average of €21.65 per square meter. 

3. High requirements from landlords: Due to strong tenant rights in the Netherlands, landlords are often very selective when choosing a tenant. For instance, they frequently require a minimum income of three times the rent as net income, and having pets or smoking is often not allowed. 

4. Language barriers: While many Dutch people speak English, contracts and communication with landlords may still be conducted in Dutch. 

Tips for expats 

Despite these challenges, the following tips can help you navigate the rental market: 

1. Start early: Begin your search at least six weeks in advance to have more options. It's crucial to start early, as finding a property in Leiden now typically requires a minimum of six weeks. 

2. Use housing platforms and agents: Various online platforms, such as Pararius and Funda, specialize in rental properties. Additionally, real estate agents, although they come with extra costs, can be very valuable in finding a home and negotiating rental terms. 

3. Be prepared: Ensure you have documents such as income statements, pay slips, employer statements, and ID/passport ready. 

4. How to respond to a property: 

• Respond quickly: It's essential to respond as soon as possible. Only apply for properties where you genuinely have a chance. If you don't meet the requirements or aren't part of the target group, it's better to look for another listing. 

• Check rental conditions: Pay attention to what type of tenant is sought and be aware that often a minimum income of three times the rent is required. 

• Provide complete information: Make sure your contact details, income, and any information about pets or smoking are clearly stated. This helps landlords quickly determine if you are a suitable candidate. Mistakes or missing information can lead to delays or even rejections. 

5. Invitation for a viewing: Arrive on time, present yourself well, and show interest in the property. Viewings give you the chance to thoroughly inspect the property and ask questions, which increases your chances of securing the home. 

6. If you want to apply: Once you have found a property you wish to rent, the next step is to complete an application form. This form is your opportunity to demonstrate to the landlord and agent that you are the best candidate for the property. It shows that you can afford the rent and will take care of the property as specified in the tenancy agreement. Your application will be reviewed alongside those of other applicants, so it’s crucial to make yours stand out. Often, several documents are required to accompany your application. Therefore, before you start house hunting, ensure that you have all necessary documents ready. Being able to provide this information quickly can be a decisive factor in securing the rental. 

7. Consider temporary housing: If you struggle to find a long-term solution immediately, consider temporary accommodation. This allows you time to get to know the city better and search for a permanent place at a more relaxed pace. 

8. Network with other expats: Expat groups on social media can offer valuable tips and recommendations. Other expats may have had similar experiences and can refer you to reliable landlords or warn you of potential pitfalls. 

9. Be flexible with location: Consider living slightly further from the city center. Neighborhoods like Leiden Noord or surrounding villages may offer better rental prices and less competition while still being easily accessible. 

10. Consider buying instead of renting: As landlords increasingly decide to sell, more affordable properties are appearing on the market. While buying may be more expensive initially, it can be more cost-effective in the long run and offers greater security. Over time, you build equity rather than paying rent without building ownership. 

In summary: 

The rental market in Leiden is challenging, especially for expats new to the city. Good preparation, early action, and utilizing the right resources and networks can make a significant difference. With the right approach, it is possible to find suitable housing and enjoy living in this beautiful city! For more information or assistance in you search for accommodation, please contact our team at the RE/MAX Makelaarsgilde. We are happy help!