Q4 2025 Kamernet Rent Report

While room rents outside the Randstad continue to rise, stagnation in the country’s most expensive hubs can be an indicator of prices reaching a ceiling.

Rotterdam, 11 February 2026 – The average rent for rooms offered by private landlords or roommates increased by just 1.7% year-on-year, equivalent to an average rise of €11 in monthly rent. Room rents in Amsterdam and Haarlem stagnated, potentially indicating that prices are reaching a ceiling, while rates in cities outside the Amsterdam region continue to rise considerably. This is shown by the Kamernet Rent Report Q4 2025, part of HousingAnywhere. The report analyses rental prices for rooms offered by private providers in 18 Dutch cities.

Amsterdam and Haarlem saw no change in rental prices compared to a year earlier. This may indicate a levelling off after previous price increases and offers cautious signs of stabilisation. In other parts of the Randstad, rents did rise, including in Delft (+9.8%), The Hague (+7.1%), Rotterdam (+7.1%) and Utrecht (+6.7%).

"The stabilization of room rents in Amsterdam and Haarlem offers hope for the rest of the country as it could be an early indicator of a broader stabilization in the market”, said Jim Bijwaard, COO at Kamernet. “However, we still see prices rising considerably in other regions posing affordability challenges to students. Our goal is to see a nationwide stabilization of student housing prices. To ensure this happens, housing supply should increase in every university city, and Kamernet remains committed to connecting students with every available affordable option across the country”.

Notably, while total rents in some cities remained stable or rose, the price per square metre decreased in several areas. This applies to Haarlem (-7.6%), Rotterdam (-3.2%) and Utrecht (-0.3%). This suggests that in Q4 2025, renters in these cities received relatively more living space for their money.

As the Amsterdam region stabilizes, the sharpest rent increases have migrated to regional university hubs. Leeuwarden leads with a year-on-year increase of 19.1%, followed by Leiden (+17%) and Maastricht (+14.1%). Rental prices also rose in Zwolle (+13.5%) and Groningen (+13.3%). In these cities, monthly rents range from €500 in Leeuwarden to €655 in Leiden.

At the same time, cities such as Enschede (€395) and Ede (€445) remain relatively affordable, despite increases of 5.9% and 5.2% respectively. Rental prices for student rooms in these cities remain significantly lower than in the Randstad.

For context, the 2025 National Student Housing Monitor by Kences shows that approximately 50% of the students that live independently rent a room or studio from a private landlord. As a rental platform offering rentals from private individuals, this is the housing segment Kamernet represents. The remaining students are split between those in housing corporation units (35%), which typically offer lower prices, and other informal providers.

About the Kamernet Rent Report Q4 2025

The Kamernet Rent Report analyses data from Kamernet, one of the largest student rental platforms in the Netherlands. Properties listed on Kamernet are primarily offered by private owners, agents and residents renting out available rooms directly. The platform does not include rooms offered by housing corporations, which as non-profit organisations typically charge lower rents.

The Kamernet Rent Report Q4 2025 analysed 10,357 rooms listed on Kamernet in Q4 2025 and Q4 2024.

Of these rooms, 40% were offered by private landlords, 46% by housemates, 8% by agents and 6% by others.

In Q4 2025, 52.5% of rooms were furnished (Q4 2024: 54%). The remaining rooms were unfurnished or semi-furnished.

Rental prices are calculated based on the information provided by landlords when placing an advertisement on Kamernet. For the room segment, a size threshold is applied to exclude rooms larger than 30 m², preventing potential manual input errors from being included in the analysis.

Rental prices and m2 prices per city are calculated using the median. National average rental prices are calculated using a weighted average that takes into account the number of rooms offered per city. To ensure a robust dataset, cities with fewer than 30 listings per quarter are excluded from the report. The analysed cities are: Amsterdam, Arnhem, Breda, Delft, The Hague, Ede, Eindhoven, Enschede, Groningen, Haarlem, Leeuwarden, Leiden, Maastricht, Nijmegen, Rotterdam, Tilburg, Utrecht and Zwolle.

About Kamernet

Founded in 2000, Kamernet has been the largest rental platform in the Netherlands for over 20 years, serving both tenants and landlords with around 60,000 properties listed annually. Since 2021, Kamernet has been part of HousingAnywhere. Kamernet primarily targets students and young professionals looking for a place to start or continue their independent lives. By closely considering the needs of its users, Kamernet connects supply and demand across the Netherlands and offers the smartest options for renting or letting a room, studio, or apartment. Kamernet is not a broker, provider, intermediary, or landlord, but a neutral online platform.

Press contact

For more information, please contact pers@kamernet.nl