The Dutch Climate

A lot of people use the following word to describe the Dutch climate: boring! Over the course of a year, the Netherlands will see a few gloriously fresh winter weeks and balmy summer days… but not very many. For the most part, Dutch weather is mild, damp and windy. This can be difficult to get used to for expats who have moved here from more extreme climes. On this page we will go over a few key features of the Dutch climate. You can learn how the Dutch have taken measures to control their wet weather, and how you yourself can learn to love the Netherlands’ grey days.

The Maritime Climate in NL

Thanks to its location, right on the North Sea, the Netherlands has a temperate maritime climate:

  • This means that residents of the Netherlands experience relatively mild winters and summers
  • Rain falls all year round in Holland!
  • Many Dutch people believe that this also means it rains a lot here, but statistics say differently
  • Some sort of precipitation, such as rain, snow or hail, is only happening approximately 7% of the time in NL
  • Yearly, this means that there is around 700–800 mm, which translates as 100 minutes of precipitation a day
  • So, in reality it just feels as if it is always raining in Holland, because barely a day goes by when the meteorologists can guarantee that it won’t rain

Surviving the Winter Blues in NL

This damp weather might sound very depressing to expats who are accustomed to a lot of sunshine. Here are some steps you can take, to deal with the Dutch Climate:

  1. Try to accept the Dutch climate as it is, especially in the winter. Constantly wishing for better weather will only get you down. You cannot will the skies to brighten!
  2. If you can’t stand the idea of a summer without guaranteed sun, maybe this is the ideal time to take a holiday and get your fix of Vitamin D
  3. Get ‘gezelligheid’ in the winter. There is no exact English translation of this Dutch word. The closest is ‘cozy’. The Christmas season means lights, candles, warm jumpers and hot chocolate! Embrace this, and let it brighten your spirits
  4. What about January, February and March, when the festivities are over? This is when the winter blues can really set in. If you are not off skiing, this is a good time to light up that sitting room fire and settle down with a good book. Try to think of it as a time for hibernating before the Spring
  5. Endeavor to see the cold weather as an opportunity to get together with friends. Eat some good hearty Dutch meals and enjoy talking, in the warm, on the dark chilly nights
  6. Spend a lot of time by the window, and enjoy the famous Dutch light
  7. One thing you can thank the Dutch climate for is a great appreciation for good weather when it does come about! Bathe in that sun, when it finally shows its face

Measures Against Flooding in NL

The Dutch climate does more than just make its residents feel blue. Along with the Netherlands’ location and low flat land, it poses a real risk of flooding.

The Dutch Delta Works

The most famous measures against flooding in the Netherlands are the Dutch Delta Works

  • They are considered to be a direct response to ‘The Storm of 1953’
  • Plans for their construction had, however, been on the table for a while
  • They were created to protect the provinces of Zeeland, Zuid-Holland and Noord-Brabant
  • Construction started towards the end of the 1960s and was completed in 1986
  • Approximately 2.5 billion euros was spent on the project
  • They are supposed to reduce the chances of a flood recurring, to just once in every 4,000 years
  • The American Society of Civil Engineers have declared these works one of the seven wonders of the modern world

The Dutch Dikes

The Netherlands is as famous for its dikes as it is for it’s climate. Their relocation is another, large-scale measure against flooding in Holland:

  • It is intended to broaden the Waal River, which lies North of Nijmegen city center, and the Hollandse Ijsselkering
  • It is also designed to protect the lowest part of the Netherlands, which is located 6.76 m below NAP
  • On average, water levels cause the two, 480-ton, valves to be lowered into the river three times a year

Side Note
Here’s a little list of Dutch climate stats:

  • Average daytime temperature in winter: 2 – 6 ºC
  • Average daytime temperature in summer: 17 – 20 ºC
  • The winter of 2015–2016 was the warmest in 300 years in the Netherlands, with an average temperature of 9.9 ºC
  • Since 1901, dreams of a White Christmas have come true 29 times in Holland
  • Since 1910, there have been 61 storms with winds between 90 and 122 km/h
  • Between now and 2085, the sea level could rise anywhere between 25 and 85 cm
  • An unprecedented record was set on March 8, 2013, when it rained for a solid 24 hours
  • The Netherlands enjoys approximately 1,500 hours of sunshine a year

The Dutch Economy

The Netherlands has one of the strongest economies in the world. For such a small country this is quite a feat. There are many factors that contribute to making the Dutch economy thrive. It has a wide variety of economic sectors that contribute to its strength and global reputation. They range from natural gas, to restaurants, to tulips.  You can read about them on this page. Plus, you can learn how this little country draws in so many skilled expats, like you!   

The strength of the Dutch Economy

The Dutch economy is small, but powerful:

  • The Netherlands is a country that exports one of the worlds largest volumes of goods. Globally, it is in the top 10 for this category
  • Holland also ranks in the world’s top twenty for GNP
  • This is very impressive given that, in terms of square kilometers, it is one of the smallest countries in the world! It only has a population of 17.9 million
  • Having said this, in terms of population density, it is on a par with countries like India and Japan

How does this little country manage to remain so dominant on the global economic stage?

Transportion Infrastructure in NL

The Netherlands has an advanced transportation infrastructure. This is part of the reason it is such a big economic player:

NL is the Gateway to Europe

The points listed above contribute to why the Netherlands is thought of, and often described as, the gateway to Europe’. There are other reasons too:

  • Traditionally, other countries are eager to invest in the Netherlands
  • The huge investments that have been made in the Dutch economy and Dutch companies, over several years, are evidence of this
  • This willingness to invest is largely due to the country’s stable and flexible work environment
  • The ‘Poldermodel’ has a lot to do with this
  • Holland’s central geographic location and its well-educated multilingual work force have helped as well

The Dutch ‘Randstad’

The Randstad is the area of the Netherlands that stretches over Amsterdam, The Hague, Rotterdam and Utrecht. This is how it contributes to the strength of the Dutch economy:

  • After Paris, London and Milan, the Randstad is the largest economic urban area in the EU, in terms of gross domestic product
  • This is largely due to the strong financial and commercial services it has
  • Such services happen to be some of the key motors of Dutch economy

Why Expats are Drawn to NL

Individuals who travel through the Netherlands are often enticed to relocate and find a job there. Perhaps this happened to you!

  • They are impressed and inspired by the opportunities the country offers its workers
  • This became more common after the frontiers within the European Union opened
  • The Dutch government has also introduced a number of tax measures, aimed at making the Netherlands more attractive for non-Dutch nationals to come and work here
  • The government recognizes the value of having top-notch specialists in the country, who can contribute to the knowledge pool and economy of the Netherlands
  • Employers and employees now have to navigate their way through far less bureaucratic red tape than they used to, in order to obtain the necessary papers to come here

Side Note

Flaws in the Dutch Economy

  • The economy of the Netherlands is relatively resilient
  • Still, Holland is a country of trade
  • This means that the health of its economy is dependent on the that of the rest of the world
  • If there is a drop in the world economy, the Netherlands will not be affected too quickly. However, it will not bounce back particularly fast either
  • This is due to the relatively high costs of labor in Holland. A lot of the country’s capital goes into wages and pension premiums

Key Sectors in the Dutch Economy

Machinery and transportation equipment are some of the most important trade commodities for the Netherlands. They are closely followed by chemical and mineral products. Here is a list of other dominant sectors of the Dutch economy:

  1. Services: This is the Netherlands’ most dominant sector. It accounts for approximately two thirds of both the country’s GNP and its work force
  2. Mineral extraction: The production of natural gas is an especially large sector in Holland
  3. The restaurant sector
  4. Trade
  5. Repair services
  6. Healthcare and related services 
  7. Agriculture and food: this sector generates approximately 10% of the country’s GNP. 75% of agricultural produce is exported from the Netherlands
  8. Chemicals: The Dutch economy benefits greatly from the fact that the world’s largest chemical companies are based in Holland
  9. High-tech goods: The Netherlands is one of Europe’s largest supplier. They are aimed at both the industrial and the consumer market

Oil and Gas in NL

  • As we mentioned earlier, the Netherlands is Europe’s second largest producer of natural gas. It has large reserves in the north of the country
  • Rotterdam imports and refines huge amounts of crude oil too
  • The oil is shipped to the rest of Western Europe
  • Thanks to these offshore installations and refineries, the Netherlands has many activities in the oil and gas industries
  • It has strong research and development technology
  • A specialized construction industry is another thing the country is proud of

Side Note

Dutch Tulips

The Netherlands is, of course, famous for its tulips! But what is the relationship between these lovely flowers and the Dutch economy?

  • The Netherlands exports 4 billion flower bulbs a year, most of which are tulips
  • 60% of these go to Germany, the UK, France and Japan, though the U.S. is their top destination
  • 900 million bulbs make their way across the Atlantic per year!

Welfare in NL

  • The Netherlands a wealthy country
  • It has a high per capita GDP
  • Social security measures boost this

Dutch residents are, therefore, guaranteed a minimum income, health care and education

Side Note

Statistics & Facts about the Netherlands

  • The total land surface area of the Netherlands is 33,948 km2/21,218 m. This excludes all inland and territorial waters wider than 6 meters/20 feet. If all the water surface area is included, the Netherlands has an area of 41,526 km2/25,954 mi2
  • The Netherlands’ North Sea coastline is longer (642 km) than its border with either Belgium (407 km) or Germany (556 km)
  • About 60% of the population lives below sea level
  • The highest point in the Netherlands is the Vaalserberg in the province of Limburg. It is 321 meters/1,053 feet above sea level
  • The lowest point in the country is 6.76 meters/22.18 feet below sea level. It is in the Prince Alexander Polder, northeast of Rotterdam (Nieuwerkerk a/d IJssel)
  • Head of State: King Willem-Alexander
  • Type of state: constitutional monarchy
  • Seat of government: The Hague
  • Capital: Amsterdam
  • Population: 17.9 million
  • ‘Non-Western’ non-native Dutch: 2.1 million
  • ‘Western’ non-native Dutch: 1.66 million
  • Number of households: 8.3 million
  • Average life expectancy for men born now: 80 years, for women: 83 years
  • Population growth: 220,000
  • Labor force: 9,7 million
  • Unemployment: 364,000
  • Unfit for work: 798,800
  • No. of jobs: 10 million
  • No. of self-employed persons: 1.2 million
  • Budget surplus: 0.4%
  • Consumer confidence: -33%
  • Most important trade partner: Germany
  • Modal income: € 40,000 gross
  • Average price of a house: € 421,300

The History of the Netherlands

Many elements of Dutch history remain present and palpable in modern-day Holland. The roots of the contemporary Dutch Royal Family go back to the 16th century. Contemporary Dutch values originate from Calvinist influences of the past. Even the Dutch political system stems from old ideals. Understanding the history of the Netherlands shines a light on the Dutch culture of today, and helps us to understand why NL is such an orderly country. We will take you through a very brief history of Holland on this page.

The Netherlands is made up of provinces. Many of them originate from Countships and Duchies that existed in the Middle Ages. Here’s the story:

King Philip II of Spain

  • King Philip II of Spain inherited all of these Countships and Duchies in the second half of the 16th century
  • To his dissatisfaction, however, he did not have total power over them
  • Both cities and rural districts had certain rights and privileges that the King could not overrule
  • Prominent local families recommended carefully selected Dutchmen, from their own localities, to regulate the provinces
  • Philip was obligated to appoint these individuals as governors
  • Philip II wished to take away the privileges of the Dutch localities
  • He was a modern ruler, who believed in having a kingdom that was ruled by a single, powerful and central authority
  • His philosophy was rooted in the ethical and ideological principles of the Roman Catholic Church

William of Orange

William of Orange

Philip’s beliefs were not popular with the Dutch people. This led to one of the major events in Dutch history:

  • In the Netherlands, there was much sympathy for Protestantism. The teachings of John Calvin were particularly popular
  • Philip II’s ideas were, therefore, not met with much enthusiasm
  • Protestant persecution became a central element in the royal politics
  • William of Orange was a stadtholder in several Dutch countships, including Holland. He is also, of course, the patriarch of the Dutch royal family of today
  • Orange strongly disagreed with the persecution of protestants, and with the idea of privileges being revoked in the Countships
  • He was a leading figure in the successful uprising against Spanish rule

The Republic of the Seven United Netherlands

The uprising against Philip II resulted in a new historical era for the Netherlands:

  • The Republic of the Seven United Netherlands was created
  • Under the republic, local autonomy was restored within the Countships 
  • The republic was a union of states, a little like the European Union
  • Independent states worked closely together, without ever having to relinquish their sovereignty
  • This system meant that no one state could ever muster enough power to hold a position of dominance over the entire republic
  • Accordingly, if one state ever tried to exercise control over another, or made too much of a show of wealth and power, it would only succeeded in creating enemies
  • To achieve a politically high-ranking position within the republic, a state had to gain esteem and influence; using power and force did not work
  • Stadtholders were, however, always recruited from the House of William of Orange
  • For a state to get anything done in the old Republic, it had to form a coalition with some fellow states
  • The state would also have to ensure that they did nothing to inadvertently offend their opponents

Modern Dutch History

The Netherlands is no longer a union of states. Instead, it is a democratic state whose unity is symbolized by the King. Willem-Alexander is the current reigning monarch of the Netherlands. He is a descendant of William of Orange’s older brother, Jan.

Calvinism in NL

The way in which the Netherlands was governed under the republic was strongly Calvinist in nature. Although the republic is long gone, and nowadays Dutch society is strongly secularized, Calvinist philosophies remain a great influence on the Netherlands today. Some key characteristics of Calvinism are:

  • Respect for others
  • Having a modest lifestyle
  • Being always willing to listen
  • Having the capacity to restrain oneself

Contemporary Calvinism in NL

Here is how Calvinism can be seen in contemporary Dutch society:

  • The Dutch maintain a strong Protestant work ethic
  • They practice moderation in all aspects of life
  • Decisions are typically reached by a consensus
  • Individualism is also resisted, in some ways
  • The Netherlands is a country in which ostentatiousness and boastfulness are akin to sinfulness
  • Equally, orderliness and cleanliness are next to godliness
  • Showing off your wealth is vulgar
  • Secretiveness is looked upon with suspicion. This is part of the reason why Dutch curtains are kept open after dark
  • It demonstrates a lack of ostentatiousness, it proves to onlookers that your home is orderly and that you have no secrets to hide

The 'Poldermodel' in NL

What is the Poldermodel?

  • A piece of land that is completely surrounded by a dike is called a ‘polder’ in Dutch. The dike is intended to protect the land against high waters
  • You can find them in all shapes and sizes in the Netherlands
  • The largest is the ‘Flevoland‘. It is so big that it has actually become the Netherlands’ youngest province. It is 48,000 hectares in size
  • Managing such a large polder requires close and expert cooperation between its users.  A dike is only as strong as its weakest point, so the smallest mistake can result in disaster!
  • The organization that has to go into managing the dikes has bled into other elements of Dutch culture
  • The Dutch believe in making detailed agreements, to which everyone must strictly adhere
  • They maintain that everyone is responsible for ‘their part of the dike’
  • In 1997, the British invented a new word to describe this all-encompassing Dutch behavior and philosophy: the ‘poldermodel’

In which areas of Dutch culture is the poldermodel most evident?

Criticism of the Poldermodel in NL

Throughout the recent history of the Netherlands, the poldermodel has not always been popular. In the early years of the 21st century, the Dutch themselves started to have doubts about it:

  • A man called Pim Fortuyn, suddenly appeared in the political arena, and became very popular
  • He was shot and killed on May 6, 2002, before he his political career had truly got underway
  • Fortuyn and his followers believed that the poldermodel, with all its consulting and searching for consensus, only distracted people from the real problems in society
  • He alleged that it was preventing the Netherlands from making important decisions that were long overdue
  • The economic recession, the increase of unemployment and the reduction in income of the average Dutch citizen further ignited Fortuyn’s criticisms of the poldermodel
  • Cabinets which formed after his death were strongly influenced by his philosophy
  • However, overcoming the nature of the Dutch public, in favor of a new approach, has proven to be harder than initially anticipated
  • More than 10 years after these new ideas came about, the Dutch appear to have re-embraced the traditional poldermodel!

Recommended reading
The Low Sky – Understanding the Dutch by Han van der Horst

Logbook of the Low Countries by Wout van der Toorn

What you should know about renting in NL

Before you begin the house hunt, there are a few important things you should know about renting in the Netherlands. It is easy for expats to get confused by the different types of rental properties that exist in Holland. Complications related to housing contracts are common as well. In order to avoid any unpleasant surprises, keep reading! This page will cover the different types of contracts you can chooses from, and explain how they should be arranged and and terminated.

You can find further, more detailed information on this topic in our article on The Rules of Renting in NL.

Types of Rental Property

There are three different types of place to rent in the Netherlands. Your options are:

Unfurnished = Ongemeubileerd

  • This kind of place will come with the absolute bare essentials
  • It will be virtually empty
  • There will usually be no carpeting
  • Often there will be no curtains
  • You may be provided with a few appliances and utilities, but this is not guaranteed
  • You must do all the work to make this type of rental house into your home!

Semi-furnished = Gestoffeerd

  • A semi-furnished residence contains some furnishings
  • It will probably be carpeted
  • It may have a few appliances
  • Utility inclusion or exclusion depends on the landlord

Furnished = Gemeubileerd

  • This type of property should come completely ready to move into
  • It will contain: furniture, appliances, curtains, light fixtures, carpets, cutlery and dishes, television and stereo equipment
  • There should be kitchen appliances in a furnished property
  • These kitchen should at least have: a microwave, a dishwasher and a refrigerator
  • Sometimes even bed linens, blankets or down feather beds will be included
  • Utilities will usually be included in the price of a furnished apartment

Tip

  • Each rental agreement will be different
  • So, it is crucial that you ask your landlord for a complete list of what is included before you move in
  • Ask for a complete inventory list before agreeing to anything as well
  • If anything is missing, negotiate with your landlord before you sign the lease

The Rental Contract

Many rental contracts have been specially designed to meet the needs of expatriates, and include an English translation.

A rental contract usually covers the following:

  • The rent. Generally, the rent will be payable one month in advance
  • The deposit. Usually the deposit will be between one and three months rent
  • An annual adjustment of the rent. This will be based on increases in the cost of living. The Central Bureau of Statistics (CBS) calculates this
  • User’s costs. These will include things like garden maintenance, municipal levies and utilities
  • A Diplomatic clause
  • A Brokerage fee
  • A clause on minor repairs
  • A clause stating that the lessee is responsible for the yearly cleaning of the central heating system, water boilers, chimneys, gutters and drain pipes
  • A clause stating that the tenant is obliged to return the property to the landlord, at the end of the rental period, in the same condition they first rented it out in. That is, with the exception of normal wear and tear. If this condition is not met, the tenant will have to forfeit (a part of) his or her deposit

Tip

  • We strongly advise you to conduct a careful walk-through of any house or apartment you plan to rent
  • Take note of any damages and areas in need of improvement
  • Before you sign along that dotted line, determine who will be responsible for arranging and paying for the repairs
  • It is so important to be clear about these things from the off-set!
  • By doing this you will avoid conflict during your tenancy, and unnecessary complications when it comes to an end

Checking In

Here is what you should know about checking into your new property in the Netherlands:

  • The contracts will be signed by tenants and landlord
  • The rent and deposit will be paid to the agent
  • The lessee will be handed the keys to the property
  • Usually, the lessee will be checked in by the owner, or his representative
  • The owner’s own agent may well be there to assist him or her
  • A checklist will be filled out
  • It will cover the condition of the house, furniture, fixtures and fittings
  • It should also log the condition of the exterior and garden (if applicable)
  • The inventory will be referred to at the check in as well
  • The house will be totally spotless, right down to the insides of the kitchen and bathroom cabinets
  • The inspection report will be signed by all parties involved
  • The inventory list will be signed by all parties involved

If any of these steps are not taken, ask your landlord about it! This is how a textbook check in should go.

Terminating the Rental Contract

There is an etiquette to terminating a rental contract in the Netherlands as well. Here is what you need to know:

Silent continuance of the contract

Beware!

  • If you want to terminate your contract after the initial year-long rental period you must stipulate this writing
  • Failing to do so will cause the contract to undergo a ‘silent continuance’, or ‘stilzwijgende verlenging’
  • This means that you will be liable for paying a new year of rental fees!
  • If you move out anyway, the best possible outcome you can expect is that you will lose your entire deposit

Month-to-month continuation of the contract

  • If you would like to continue your lease on a month-to-month basis, after the initial one-year period, this can be negotiated
  • Ask your landlord if he or she is willing to arrange this with you
  • You may also choose to continue your rental contract for a longer period of time
  • Either agreement should be confirmed in writing

Terminating the rental contract prematurely

  • You could be sent to another location or country for work, before your rental contract has come to its end
  • Equally, the owner of your rented property might want to move back into it earlier than planned
  • In either situation, one of you will have to terminate the rental contract before the agreed term is over
  • This is why it is so important to include a diplomatic clause in your rental contract
  • This clause will give both you, and the owner, the option to terminate the contract early
  • You can both agree on a notification term in advance

General rules

It does not matter what kind of contract you have or when and how you would like to terminate it. You must always inform your landlord about the date you would like it to end, well in advance

  • Let the landlord know when you will be physically vacating the property as well
  • All these arrangements must be formalized via registered letter
  • Depending on your rental contract, a notice period should be given before the expiration of the tenancy. It should be:

a) At least one calendar month long. This will protect the landlord/owner if you decide to terminate the contract

b) At least three months, plus one month for every year the property has been rented. This will protect you, if the lessor terminates the contract

c) The period should never be more than six months long

Checking Out

This is how your check-out should go:

  • A check-out will be completed with all parties present
  • Ideally, the check-out should take place on the last day of the lease period
  • The inventory, and the condition of the property, will be checked
  • They will be examined against the original checklist, made when the lease began
  • Hopefully, the state of the property will be deemed satisfactory, and all bills in connection with the property will have been paid
  • If this is the case, then the deposit will be paid back within three months of the check-out date
  • If necessary, the costs of restoring the rental property will be deducted from the deposit

To Rent Or To Buy?

Many expats struggle to decide whether to rent or to buy a house in the Netherlands. Which choice will save you money in the long run, depends on so many factors. The state of the Dutch housing market, the type of home you’d like to live in, how long you plan to stay in the Netherlands: all this comes into play! This page reviews some of the key pros and cons of buying vs. renting in Holland. We also offer a few tips about how you can narrow down your options, in order to find a property that suits you.

THE DUTCH HOUSING MARKET

Like any country, the Netherlands has seen its fair share of ups and downs in its housing market over the years. When you are trying to decide whether to rent or buy your home in Holland, the climate of the market can be a deal breaker. Here is a bit of background on the recent peaks and troughs:

  • In the 5 years leading up to 9/11, housing sales prices doubled in some areas of the Netherlands
  • Following that awful day, prices dropped a little, but stabilized shortly afterwards
  • Around 2004-2005, they began to rise in some locations
  • Amsterdam, for example, saw a spectacular 14% price increase in mid-2008
  • This upward spiral of property value continued until mid-2008
  • However, in the early summer of that year, the impact of the subprime mortgage crisis reached the Netherlands
  • This caused the housing market to enter into a decline, which now appears to have subsided
  • Throughout 2015, house sales went up
  • In the province of Zuid Holland, they rose by a massive 20%
  • In the province of Noord Holland they went up by 8.2%
  • The city of Amsterdam saw a rise of 13.5%
  • Although prices still remain 12% lower than they were in 2008, this is the greatest increase the Netherlands has seen since then

A Seller’s Market

  • Interest rates remain historically low in the Netherlands
  • This means that people have more disposable income
  • Inflation is low as well, and the job market is on the up
  • This means that people will continue to buy houses
  • In turn, real estate prices will be pushed up further
  • Accordingly, houses that have been sitting on the market for six or seven years are currently being sold
  • In some areas, they are going for more than the asking price
  • All these developments are examples of how the pendulum is swinging towards the Netherlands being a ‘seller’s market’ again
  • So, as a buyer, you cannot expect to be the only viewer of a property for much longer
  • ‘Waiting it out’ and trying to buy the house at the price you set will not work for you in the current climate either

So what does all this really mean for buyers?

The Pros of Buying a House in NL

If you are seriously considering buying a house in NL, do not despair! Whilst the Netherlands is technically a ‘seller’s market’, now might still be a good time to buy real estate:

  • Prices may be going up
  • However, they still remain under what they were when they were at their peak
  • Mortgage interests are low
  • You will own real estate, the price of which may increase again
  • You will be eligible for tax relief on the mortgage interest
  • A number of the costs related to financing a house in the Netherlands are tax-deductible

Side Note

  • A Dutch property is tax-deductible if it is your principal place of residence
  • That is, so long as you take out an annuity or straight line mortgage
  • Read more about this on our page about ‘Dutch Tax consequences

The rental market in the Netherlands is feeling the affects of these housing market developments too. Rental prices are rising, and are around 2% higher than they were in 2015. Still, they remain below those of other European capitals, such as London and Paris.

The Cons of Buying in NL

At first sight, buying a house in the Netherlands can seem very attractive. It does, however, come with some disadvantages:

  • You will have to pay approximately 5-6% of the purchase price as one-time ‘buyers’ expenses’
  • These expenses include things like: a transfer tax of 2%, the estate agent fees, the civil law notary’s fees, a fixed fee for your bank or broker. Usually, your bank or broker will charge between € 1,500 and € 5,000. There could be even more additional expenses on top of these, depending on your situation
  • Home owners must add the ‘deemed rental value’ of their property to their taxable income, and pay taxes on it

The Break Even Point

  • These extra costs mean that buying is only worthwhile for those who are plan to stay in the Netherlands for at least another four or five years
  • It is only then that you can hope to reach a ‘break even point’ between renting and buying. That is, assuming that housing prices remain constant
  • It is important to bear in mind that expatriates usually stay in the Netherlands for a relatively short period of time

Does this Mean you Should Rent in NL?

Of course, if you rent a house, you circumvent a lot of these problems and risks. However, renting has plenty of disadvantages as well:

  • The rental market is feeling the effects of the housing market developments
  • Rental prices have crept up to almost 2% higher than they were in 2015
  • Compared to some other parts of Europe, they are very high
  • They remain, however, below those of other European capitals, such as London or Paris
  • You also miss out on the possible benefits of buying property in NL!

MAKE YOURSELF A CHECKLIST

Looking over all these detailed pros and cons can be overwhelming. There is obviously no one right answer! Therefore, we recommend that you make your own personal checklist. Write down what is most important to you and your family specifically, with regards to a home in NL. You could consider matters such as:

If you are seriously considering renting, you could think about the following:

  • Fully furnished or unfurnished
  • Bills included of excluded
  • Length of tenancy

For more information on your Dutch rental property options, take a look at our page on ‘The Rules of Renting in NL‘.

When your checklist is complete, start looking at property that fits your criteria.

Finding Property to Buy or Rent in NL

There is an extremely wide variety of properties to choose from in the Netherlands. Your decision will, of course, be very personal. Ultimately, it boils down to:

The majority of Dutch expats opt to rent a property in the ‘Randstad:

Housing Ads in NL

There are so many ways to look for a property in the Netherlands. One option is to review housing advertisements. This can be done:

  • Via the internet. Take a look at the list of excellent property websites at the bottom of this page
  • In newspapers
  • Through estate agent windows
  • You can even drive around and look for signs
  • They will say either: ‘Te Koop’, which means ‘for sale’, or ‘Te Huur’, which means ‘for rent’

Word of Mouth

Making use of any contacts you have in the Netherlands is also a great way to find yourself the ideal place. Your friends, colleagues and contemporaries may well be in a similar financial situation to you, and living a similar lifestyle. So, their advice can be golden. We encourage you to ask around at:

Once you have a good idea of what’s out there, find yourself a Dutch estate agent.

Dutch Real Estate Agents

Researching for yourself can give you a good idea of what you want. However, we still strongly recommend that you enlist the help of a professional estate agent, especially when it comes to the actual house-search and the negotiation phase. Here’s why:

  • Most expatriates have never lived in the Netherlands before
  • Consequently, however many houses they have bought or rented elsewhere in the world, they are unfamiliar with Dutch: price ranges, local contracts, ‘invisible’ obligations, laws and customs
  • Using an agent is more expensive. Still, he or she can help you get a good impression of a potential living area
  • Your agent will speed up your search
  • They are trained to negotiate a better deal on a property
  • Dutch estate agents also have access to a computerized multiple-listing system
  • This enables them to remain up-to-date on the properties available in their district

Hiring a Real Estate Agent in NL

  • Try to find a real estate agent who is local to the city or town in which you want to buy or rent 
  • Although some realtors work across a wider area, there may be gaps in their knowledge, with regards to the rules and runnings of specific municipalities
  • Things such as bidding systems, zoning plans, soil contamination and city council regulations vary from city to city. A local realtor will know all the ins and outs

Dutch Estate Agent fees

  • Dutch real estate agents charge a brokerage fee for their services
  • This is called a ‘courtage in Dutch
  • The brokerage fee is usually around 1-2 % of the purchase price of the house
  • Some realtors will be open to negotiating a percentage
  • The size of the fee depends the specific services the estate agent offers
  • Some agencies offer an expat service package

Finding a Letting Agency in NL

If you are leaning towards renting a property, there are numerous Dutch Letting Agencies you can consult. Here is how you find one:

  • Word of mouth is an excellent way of finding a suitable agency
  • Draw on the advice of friends, colleagues and family members
  • The Human Resources Department of the company you work for may well be able to help you too
  • Relocation Agencies can also connect you with local agencies in the Netherlands
  • If you do not have access to these kinds of resources, you can find plenty of advertisements in expat journals
  • Every Dutch agent who is connected to the largest trade organization, NVM, will have their details published on the multiple listing system
  • You can find a list of resources at the bottom of this page

Selecting an Agent

With so many options, how do you find the right Agent?

Whether you are leaning more towards renting or buying, finding your ideal property heavily depends on how good your Agent is. I.e. How well he or she listens to your requirements and uses his or her resources. In order to find a great agent, we advise you to:

  • Have a ‘test-run’ meeting, before you agree to work together
  • Try to assess whether you can trust the agent
  • This can seem like a tiresome and time-consuming thing to do
  • However, in the long run, it will save you a great deal of time and effort to use only one agent. Therefore, it is worthwhile making sure they are a good fit at the beginning of your house-hunt!
  • If you feel dissatisfied with your agent’s service after a few viewings, find a new one
  • There is not point being taken round properties that are not in line with your stated requirements, or trying to work with an agent who does not understand your needs

Where to Live in the Netherlands

Another way of narrowing down your options, is to consider which area of the Netherlands you would like to live in. Here are a few tips:

  • Most expatriates live in the Randstad
  • If you are after a large expat community, this is the place to be
  • If you are interested in a quieter, more residential area, there are some very pleasant regions located near the bigger Dutch cities, but outside of the hubbub

Near Amsterdam you will find:

Gooi lies between Amsterdam and Utrecht, and contains:

Near The Hague, and around Wassenaar, take a look at:

  • Voorschoten
  • Oegstgeest

Rotterdam is home to:

Of course there are so many more small Dutch villages, full of beautiful houses. There are far too many to mention here, so we encourage you to enjoy exploring for yourself!

Useful links
Find Property for rent in the Netherlands through:

 

The Dutch Political System

In the Netherlands, political power is divided between several different authorities. The central Dutch government is the key player in the running of the Netherlands. However, municipalities, water boards and even King Willem Alexander himself have a part to play in Dutch politics. We will give you a concise rundown of how the Dutch Political system works on this page. Read on to find out how you, as an expat, can vote or stand for election, in order to have your say too!

Levels of Government in NL

The Netherlands is actually run by four authoritative bodies. The central Dutch government takes care of matters of national interest. We will go into this in more detail later. Holland also has the following governing establishments:

1. A Provincial Government

The provincial government deals with:

  • Social work
  • Cultural affairs
  • Environmental management
  • Spatial planning
  • Energy
  • Sports

2. Municipal Governments 

Municipal governments occupy themselves with:

3. Water Boards

Water boards manage:

  • Water levels
  • Sewage treatment
  • Water barriers
  • Waterways
  • Water quality

Central Dutch Government

A Monarchical Government

The central Dutch government is the major political institution in the Netherlands. It is a ‘monarchical’ government, which means that:

  • It is not made up of only ministers and state secretaries
  • The reigning Dutch monarch, King Willem-Alexander, is part of the government too
  • Therefore, the Dutch government can also be described as a ‘constitutional monarchy’, with a parliamentary system
  • This means that the constitution determines how political power should be divided between the monarch and the other governmental institutions in the Netherlands

Here are some example of how power is distributed:

  • Dutch Parliament holds certain rights, which allow them to check the power of the government
  • Ministers are accountable to Parliament
  • The King is not accountable to Parliament. However, he has no political responsibility

The King and Dutch Politics

  • The Dutch King is in a strange political position
  • Since 1848 the ministers, rather than the King, have been responsible for acts of Parliament in the Netherlands
  • Ministers are responsible for everything he does or says
  • He, the Queen and their princesses cannot make any public statements without first consulting the Prime Minister

The Dutch Political Cabinet

The Dutch Cabinet’s responsibilities are:

  • Preparing and implementing legislation
  • Overseeing local governments
  • Carrying out day-to-day government business
  • Maintaining international relations

The Dutch Parliament

Dutch Parliament is called the ‘Staten Generaal‘.  Because The Netherlands has a ‘representative democracy’ it is made up of two chambers:

  1. The Upper House: ‘Eerste Kamer
  • The Upper House is made up of 75 members
  • They are elected by the members of the provincial councils

2. The Lower House: ‘Tweede Kamer‘ 

  • 150 members make up this House
  • They are elected directly by the people

The two Houses of Parliament have been given four rights. They each have the right:

  • Of inquiry
  • Of interpellation
  • To set a budget
  • To put questions before the ministers and state secretaries

The Rights of the Lower House in NL

The Lower House has been given two further rights:

  1. Of amendment
  2. To propose legislation

Political Parties in NL

There are 10 long and well-established political parties in the Netherlands. Traditionally, the three most dominant are:

  1. The PvdA: The Dutch Labor Party

This social democratic party has its roots in the trade union movement

2. The CDA: The Christian Democrats

A merger of three confessional parties. The CDA bases its ideas on religious principles

3. The VVD: The Dutch Liberals

In the 21st century, Dutch voters have become more diverse. This is partly due to the rise of populist politicians. However, the current parliament is more right-wing than the previous one.

Smaller Political Parties in NL

There are also several smaller parties in the Netherlands. Their popularity waxes and wanes in accordance with the political climate in the country, at any given time. Some examples of smaller parties are:

  • The D66: A progressive liberal party
  • GroenLinks
  • SGP and ChristenUnie: These are findamentalist Protestant parties
  • PvdD: The Party for Animals

Forming a Cabinet in NL

Because there are so many political parties in the Netherlands, there are numerous coalition possibilities. How is a coalition formed after election?

  • Several months generally pass after the elections, during which extensive deliberations take place
  • Eventually, a cabinet is formed
  • The cabinet should have a program to which most members of Parliament can give their approval
  • In the meantime, the Prime Minister tends to the resignation of the former cabinet
  • The King ‘answers’ this action, by requesting that the old cabinet stay on until there is a new one in place
  • After the cabinet’s resignation, the incumbent ministers continue to run the country until the new cabinet is formed
  • Decisions that might lead to extensive discussions in Parliament are delayed until the new cabinet is in power

Voting in NL

Voting for EU Citizens in NL

If you are an EU citizen:

  • You are allowed to vote in municipal elections, under the same conditions as Dutch nationals
  • This means that you must be at least 18 years of age on the day of the election
  • You must also be a resident of a particular municipality on the day the candidates are nominated

You are also allowed to vote in elections for the European Parliament provided that you:

  • Do not vote in the same election in your home country
  • Are 18 years of age or older
  • Are not disqualified from voting in the Netherlands or your home country

Voting for Non-EU Nationals in NL

If you are a non-EU national, you:

  • May vote under the same conditions
  • Must have also been a legal resident of the Netherlands for a continuous period of at least five years

Voting for the Waterboards in NL

For any expat to vote for the Waterboards, he or she must be:

  • Living in a ‘watership’
  • At least 18 years of age
  • Have Dutch or EU nationality
  • Or if he or she is of another nationality, he or she must be a legal resident of the Netherlands

Side Note

  • Only those of Dutch nationality may vote in the Provincial States-elections and for the Second Chamber of the Parliament
  • For more information on whether you can be considered a legal resident for voting purposes, contact the Dutch Ministry of Home Affairs
  • If you are a member of consular or diplomatic staff then neither you, your spouse/partner nor your children may vote in the Netherlands
  • Every four years, the inhabitants of Dutch cities and towns vote for their municipal council
  • The smallest councils have 9 members, the largest 45