Your First Dutch Home: What South Africans Should Know Before Signing a Lease
Finding Home in a New Country
Moving to the Netherlands is an exciting chapter, but securing your first home can feel like an obstacle course. The Dutch rental market is fast, competitive, and filled with unfamiliar rules. For many South Africans, the process is very different from back home, both in pace and in price.
At Ir Olav’s Globetrotters, we’ve helped hundreds of South Africans relocate and make a smooth transition. Based on that experience, here’s what to expect when renting your first Dutch home and how to do it right.
The Reality of the Dutch Rental Market
Properties move quickly and rarely stay listed for long. In most cases, you’ll need to request a viewing, be invited, and then submit a full rental application. It’s a structured process, so preparation is everything.
Rent in the Netherlands is high compared to South Africa, especially in the major cities. Space is limited, and homes often have narrow staircases or smaller rooms than what you might be used to.
If you prefer more affordable options, consider areas outside the main city centres. Commuting by train or bicycle is common, and you’ll often get more value for your money.
Understanding Property Types
Rental listings use specific Dutch terms to describe how furnished a property is:
Gemeubileerd (furnished): includes everything from furniture to kitchen items.
Gestoffeerd (semi-furnished): has flooring, curtains, and light fittings but no furniture.
Kaal (bare): an empty shell, with no fixtures or fittings.
Knowing which type you’re viewing helps avoid unexpected costs later, especially when budgeting for move-in.
How Ir Olav’s Globetrotters Supports You
Our Globetrotters have access to a network of trusted makelaars (estate agents). When you choose one from our preferred list, we’ll cover the agent’s fee. These partners understand both the Dutch market and the specific needs of South Africans relocating for work. They’ll guide you through each step, from viewing to signing, and ensure your contract is legitimate and transparent.
What You’ll Need to Apply
Landlords expect well-prepared tenants. Having your paperwork ready can make the difference between securing your ideal home or losing it to another applicant.
You’ll typically need:
Your Dutch employment contract
A werkgeversverklaring (employer statement from HR)
Three recent payslips and bank statements
Copy of your passport
A reference from a landlord or neighbour
A short introduction letter about you, your family, and any pets
A friendly photo of you or your household
That short introduction is important. It helps landlords see you as a person, not just an application, and builds trust before you even meet.
Utilities, Taxes, and Other Essentials
In many cases, rent excludes utilities and services, so confirm this before signing. You’ll need a Dutch phone number and bank account to register for things like water, electricity, and internet.
Expect to pay:
Utility bills for gas, water, and electricity
Municipal taxes for waste and water management
Insurance for contents and liability (required by most landlords)
Dog tax, if you have one, depending on your municipality
During winter, remember to cover outdoor taps or exposed pipes to prevent freezing. These small adjustments will save you money and stress later.
Contracts, Inspections, and Tenant Rights
Contracts are usually written in Dutch, so ask your agent or relocation advisor to explain the details. Understand whether you’re signing a fixed term or indefinite lease, as that affects notice periods and extensions.
Before moving in, attend the handover inspection. Check for any damage, confirm meter readings, and take photos. If you can’t be there in person, your makelaar can represent you.
Each property may also have house rules, especially in apartment buildings. Ask for them in advance so there are no surprises after you move in.
For clear official information, visit the Dutch government’s Step-by-Step Plan for Tenants.
Why Your Lease Matters for Your BSN
A signed rental agreement is essential for registering your BSN (Burgerservicenummer) at your local municipality. Without it, you can’t open a bank account, get health insurance, or receive your salary.
Your address is the foundation for almost every administrative step in the Netherlands, so finalising your lease early makes the rest of your relocation easier.
Viewing Tips
Viewings are by invitation only, so punctuality and preparation count. Bring your documents and be ready to apply immediately if the property suits you.
Landlords can choose their tenants freely. Some prefer single professionals or families without young children, and many properties don’t allow pets. While this might feel restrictive, it’s standard practice under Dutch rental law.
Always ask about the home’s energy label. A better rating means lower heating costs and better insulation, which makes a big difference during winter.
Quick Checklist Before You Sign
✅ Confirm what’s included in the rent
✅ Understand your lease terms
✅ Check tenant and building rules
✅ Review the pet and parking policies
✅ Record meter readings and take photos at handover
✅ Keep copies of all signed documents
✅ Double-check the energy rating
✅ Ensure your new address can be used for BSN registration
Making a House a Home
Finding your first home in the Netherlands takes patience, but once you’re settled, you’ll see why so many South Africans fall in love with life here. Whether it’s cycling along canals or enjoying coffee by the window on a rainy morning, your home becomes the centre of your new life.
At Ir Olav’s Globetrotters, we don’t just place candidates in jobs — we help build new lives. Our relocation support continues long after you’ve signed your employment contract, so you can focus on settling in with confidence and peace of mind.
“Moving abroad isn’t just about finding a place to live. It’s about finding a place where you belong.”
Ready to Start Your Dutch Journey?
Join the next group of Ir Olav’s Globetrotters heading to the Netherlands.
We’ll help you secure your job, manage your relocation, and get the keys to your new home.
