Most Amsterdam student rooms breach legal price caps

A new investigation has found that most student rooms advertised on rental platform Kamernet are priced well above their legal limits. Across the country, six in ten listings exceeded the statutory cap during July and August, asking an average of €239 a month too much.

The disparity was most severe in Amsterdam, where 97% of sampled rooms breached the rules. Landlords in the capital asked an average of €421 a month over the legal maximum, pushing the average room price to nearly €1,000.

Council powers and legal limits

Under the Affordable Rent Act 2025, rents are capped using a points system based on the size and features of a room. While the law requires local authorities to intervene, many cities have taken little to no enforcement action.

A spokesperson for Amsterdam housing executive Zita Pels said the municipality cannot act against advertisements alone. Under current rules, an illegal rent must already be in active contract before officials can step in, forcing students to sign overpriced leases before receiving help.

The city noted that many renters hesitate to report violations because they fear losing their accommodation. In response, officials attend student events, place outreach ads on rental platforms, and conduct home visits.

Enforcement outcomes in the capital

Amsterdam subsidises the tenant advice organisation !Woon, which handled over 19,000 contacts regarding rent or service charges in 2025. The foundation secured multiple victories, including 21 rulings against a single landlord that saw one tenant’s rent reduced from €1,076 to €280.

Direct council penalties for excessive pricing remain limited compared to other housing offences. Out of 726 complaints under rental laws in 2025, 96 addressed rent amounts, with the majority of overall enforcement focusing on empty or misused properties.

The municipality did issue a €45,000 penalty in March against the manager of a Zuidoost student complex for violations including excessive rent. That penalty remains subject to objection by the landlord.

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