An investigation of 2,637 listings on rental platform Kamernet found that six in ten student rooms across the Netherlands were advertised above legal rent limits during July and August.
In Amsterdam, where the average room costs nearly €1,000 a month, 97% of sampled rooms breached statutory caps by an average of €421 a month.
Across the country as a whole, landlords offering overpriced rooms asked for an average of €239 a month above permitted levels.
Enforcement rules limit action on adverts
Under the Affordable Rent Act 2025, rent maximums are set through a points system based on a room’s dimensions and amenities.
A spokesperson for Amsterdam housing executive Zita Pels stated that the municipality cannot take legal action based on advertisements alone. Under current rules, an illegal rent must be active in a signed contract before officials can intervene.
The municipality reported that many tenants hesitate to challenge excessive rents because they fear losing their accommodation. In response, officials advertise on rental platforms, attend student events, and conduct home visits.
Complaints and enforcement in the capital
In March, Amsterdam imposed a €45,000 penalty on the manager of a student complex in Zuidoost for multiple breaches, including excessive rent charges.
The city also funds tenant advisory service !Woon, whose 2025 report recorded more than 19,000 contacts regarding rent or service charges and 575 reports of serious landlord misconduct.
A municipal report published in May showed that rent levels accounted for 96 of 726 complaints submitted under the new rental legislation in 2025. The vast majority of the city’s 1,836 enforcement outcomes last year targeted empty or misused properties.
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