Set your search profile
Choose your location, maximum basic rent and main housing preferences.
How much rent can I afford?
Wondering how much rent you can afford? Enter your gross monthly salary. Dutch landlords often ask for 3 to 4 times the basic rent as gross monthly income.
Free, no email addressYour salary stays in your browserReady in two steps
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From a rent guideline to suitable rental matches.
Dean is rental search software. Save your location, maximum basic rent and preferences in a search profile. Dean then monitors fresh listings and emails suitable matches. Dean is not a landlord or letting agent and cannot guarantee a viewing, acceptance or home.
Dean monitors fresh listings
New adverts are compared with the preferences in your profile.
Receive suitable matches
Fresh listings that fit your search profile arrive by email.
Put the guideline in a search profile. Dean then compares fresh listings with your preferences.
Try free for 3 daysYour search profile
Location, rent and home preferences
Bijlmerdreef
Amsterdam
3 minutes ago
€1,676 / month
103 m² · 2 beds
Email alerts for suitable rental matches
How gross income and basic rent are compared.
Landlords use different income factors. Divide gross monthly income by the factor stated in the advert. The calculator shows 3×, 3.5× and 4×.
Example at €3,000 gross
3× income€1,000 basic rent
3.5× income€850 basic rent
4× income€750 basic rent
Gross monthly income
Fixed salary before payroll tax and contributions. Use the gross figure shown on your payslip.
Basic rent
Rent for use of the home, excluding service charges, energy advances, internet or a parking space.
Service charges
Costs on top of basic rent. They are usually outside the income formula but remain part of your monthly costs.
What counts when your income is less straightforward?
The provider decides which income and documents count. Always check the conditions attached to the advert.
Partner income
The calculator adds both incomes in full. A landlord may count the second income in full, in part or not at all.
Temporary employment
A fixed-term contract may be accepted. An employer's declaration or letter of intent may be required.
Self-employed income
Landlords often request annual accounts, tax returns or an income statement covering one or more years.
Pension and benefits
Structural pension income may count. Providers use different rules for benefits, maintenance payments and assets.
An income requirement is not the same as the legal rent.
One check concerns the renter; the other concerns the home. Keep them separate when reviewing an advert. This calculator does not determine the legal maximum rent, your housing-benefit eligibility (huurtoeslag) or whether a home falls under social rent.
The provider's income check
A landlord uses income and supporting documents to assess an application. The income factor does not determine the rent legally allowed for the home.
Rent under the WWS
The Dutch housing valuation system uses the home's features and points. It helps assess which basic rent fits the specific property.
Use the Rent CheckPrice boundaries for independent homes in 2026
2026 price level · checked 11 August 2026
Social rent
Up to and including €932.93
Regulated rent up to the liberalisation threshold.
Middle-sector rent
€932.94 to €1,228.07
Regulated rent for homes within the middle-sector points range.
Free sector
From 187 points
Initial rent is unregulated when the home has enough WWS points.
Check the current rules with the official sources:
National rent data is context, not a rule.
NVM and VGM NL measure transactions in the free sector, mainly unfurnished homes from professional landlords. In the fourth quarter of 2025 the average basic monthly rent in that segment was €1,657, or €18.48 per m². That is not an average for social rent, rooms or asking rents on websites. It does not set the legal rent or determine whether a provider accepts you. Use it alongside your income guideline; the local picture varies widely by city and home type.
Q4 2025 measurement · checked 1 September 2026
NVM and VGM NL: free-sector rental figures for Q4 2025How renters describe
searching with Dean.
01 / 20
“We kept forwarding each other the same links. Now my girlfriend gets the same alerts in her inbox, so we can just talk it over. Saves a lot of hassle.”
Teun & Marleen
“I was on the train when the WhatsApp came in. Could look straight away instead of only that evening.”
Yassin
“I used to trawl the same websites every morning. Don't have to anymore. That's the win for me.”
Lotte
“My boyfriend wanted Rotterdam, I wanted Delft. We now have two searches running side by side, works fine.”
Bram & Noor
“First day I already got two places I hadn't come across myself. That convinced me.”
Sophie
“I'm searching a small area, so there isn't much. But I don't have to check myself whether anything new showed up.”
Daan
“Took me five minutes to set up. After that I didn't have to do anything.”
Ravi
“We were always too late before and viewings were already full. Now at least we're on time.”
Thomas & Elin
“Email and WhatsApp together works well for me. Alert while I'm out, then read it properly at home.”
Omar
“No more fifteen tabs open. It's all just in one place.”
Lisa
“I filled in fairly specific requirements, so I don't get many emails. But what comes in is actually usable.”
Feline
“We were looking in three parts of the city. Finally some overview instead of chaos in our group chat.”
Niels & Roos
“Works well. Little hassle.”
Sam
“I'd already found something myself after two weeks, so I cancelled. No fuss about it, which I appreciate.”
Irma
“For a studio under a thousand euros you just have to be quick. The alert came before the listing was everywhere.”
Maxime
“Haven't found anything yet, but the listings that come in really are new. In this market that already counts. Hoping it works out soon.”
Wesley
“I used to lie awake worrying I'd miss something. That feeling is gone now.”
Sarah
“We both get them, so no more 'did you see that one?'. Small thing, but it helps.”
Anouk & Mees
“After months of searching myself this was just calmer. I wasn't going to keep it up otherwise.”
Kim
“You don't get everything that's online, but you do get what's close to what you're looking for. Exactly what I wanted.”
Tom
What changes when Dean searches?
You no longer have to collect fresh listings yourself. Your attention goes to homes that genuinely fit.
Manual
Dean
Finding new rentals
Checking the same websites yourself
More than 1,000 rental sources checked continuously
Reacting quickly
Opening the advert when you have time to search
A strong match usually ready within 30 seconds of discovery
Searching wider
Keeping separate searches for cities and budgets up to date
Up to 5 routes with their own preferences side by side
Getting alerts
Alerts scattered across websites and inboxes
Email in every plan and WhatsApp with Atlas
Deciding together
Forwarding a link before the other person can look
One search partner receives the same matches by email
Responding to a suitable home
Writing a new message from scratch each time
Save, adjust and copy a dynamic response letter
Staying organised
Organising tabs, screenshots and notes yourself
Matches and favourites organised in your dashboard
Time spent searching
Checking every day to see whether anything is new
Only looking when a strong match arrives
Frequently asked questions about income and rent
Use your fixed gross monthly income as a guideline and divide it by the income factor stated in the advert. This calculator shows 3×, 3.5× and 4×; the provider sets the final conditions.
No. There is no general income factor for every Dutch rental. The provider sets its own income and document conditions within applicable rules.
Enter your fixed gross monthly salary: the amount before payroll tax and contributions. Do not use the net amount received in your bank account.
This calculator counts the second income in full. The provider may use a different calculation and decides which supporting documents are required.
Sometimes, especially when these amounts are fixed and evidenced. Check which income components the provider accepts before responding.
Possibly, but the assessment differs. A provider may request an employer's declaration, annual accounts, tax returns, an income statement or pension overview.
Providers usually compare income with basic rent. You still pay service charges and other fixed monthly costs, so include them in your own budget.
No. This calculator works from income. The Rent Check uses WWS points to assess the rent of a specific home.
There is no single figure for every rental. NVM and VGM NL recorded €1,657 basic rent per month in the free sector in the fourth quarter of 2025, based on transactions by professional landlords. Social rent, rooms and local asking rents sit outside that measure. Your income guideline remains a personal limit.
Your salary and partner choice stay in your browser while you calculate. When you open Dean, only the maximum basic rent is passed along. Dean compares fresh listings with your search profile but does not decide whether a provider will accept you.
One search profile or five.
Choose what you need.
Focus on one area or compare several cities and budgets. Every plan includes email alerts and runs month to month.
- 14-day money-back guarantee
- Month-to-month
- Email in every plan
Radar
For a focused search in one city, area or price range.
€14.95per month
€0.50 per day
- 1 active search profile
- Fresh matches by email
- 1,000+ rental sources checked continuously
- Matches and favourites in your dashboard
- Dynamic response letter
Signaal
For several search profiles and a search partner who follows along by email.
€24.95per month
€0.83 per day
- 3 active search profiles
- Fresh matches by email
- One search partner at their own email address
- 1,000+ rental sources checked continuously
- Dynamic response letter
Atlas
For following five cities, neighbourhoods or budgets separately.
€34.95per month
€1.17 per day
- 5 active search profiles
- Fresh matches by email and WhatsApp
- One search partner at their own email address
- 1,000+ rental sources checked continuously
- Dynamic response letter
Compare your rent guideline across five major rental cities.
Each city guide shows a dated asking-rent snapshot, residential areas and practical daily travel routes. Use the calculator result as a limit, not as a guarantee that a provider will accept an application.
Start with a search profile that fits your search.
Set your location, rent and preferences. Dean then compares fresh listings with your profile and emails suitable rental matches when there are any.
Ready in 2 minutesEmail in every planMonth-to-month