Rotterdam

Rotterdam’s housing market is characterized by strong price growth, high demand, and significant pressure on both the owner-occupied and rental sectors. About 60%–65% of Rotterdam residents rent their homes, while 35%–40% are homeowners. The average price to buy an apartment in Rotterdam reached approximately 4,482 euros per square meter by mid-2025. The median rent in the private sector is now around 20.35 euros per square meter per month.

Publicly owned housing, largely managed by housing associations, plays a major role and comprises about 40% of affordable homes in the city. This public or social housing is targeted primarily at lower-income households and regulated by the government, with rents capped and allocated based on need. In Rotterdam, public housing and social housing are functionally the same, as most public housing stock is categorized as social housing and subject to strict eligibility and rental controls.

Private rental supply is shrinking as more units are sold to owner-occupiers, driving rents higher. Demand for social housing remains acute, with waiting lists growing due to limited new construction and persistent shortages in affordable housing. Overall, both purchase and rental markets are seeing rapid price increases, intensifying the accessibility challenges for many residents.

Rotterdam faces a severe housing crisis marked by surging prices and an acute shortage of both owner-occupied and rental homes. The average sales price for a home in the city climbed to roughly 406,200 euros by mid-2025, reflecting an annual increase of almost 9%. Over the past several years, property prices in Rotterdam have risen by more than 60%, far outpacing the national average and hitting new record highs. Meanwhile, rents continue to soar, with city-center rents now above 20 euros per square meter per month and the average annual rent increase in 2024 reaching 5.9%—the steepest growth in over three decades.

This crisis is intensified by a longstanding supply deficit: the Netherlands is short approximately 400,000 homes, and the pace of new housing completions in Rotterdam is falling well short of government targets. Shrinking private rental supply, partly driven by regulatory pressures causing landlords to sell off rental properties, further tightens the market.

The shortage and price hikes disproportionately impact younger people, first-time buyers, single-earner households, students, and lower-income families. Many are forced to compete in a rapidly shrinking supply of affordable rentals and face bidding wars for homes to buy. Waiting lists for social housing are swelling and vacancy rates are extremely low, leaving many people unable to find suitable housing or forced to pay well above their means.

Rotterdam’s city administration is actively addressing affordable and sustainable housing through its “A Home for Everyone” vision, which centers on increasing affordable supply, inclusivity, and future-proof neighborhoods. The city has set recent targets to boost affordable housing for vulnerable groups and foster fair rental practices, while partnering to improve overall market access.

Concrete programs include the National Programme Rotterdam Zuid (NPRZ), backed by up to €48.5 million until 2029 for constructing affordable homes, upgrading public space, and supporting community facilities in southern districts. The city recently launched “Rotterdams Goed Wonen,” a focused initiative where multi-disciplinary specialist teams work to combat overcrowding, maintenance neglect, and abuses in private rentals, particularly in vulnerable neighborhoods, with the goal of resolving at least 1,250 housing abuse cases annually.

To accelerate new construction, Rotterdam is streamlining approval processes, reducing tender requirements, and supporting experimentation with low-tech, cost-effective, and sustainable building methods. These measures are designed to shorten waiting times and lower barriers for developers, making projects faster to realize. Spatial guidelines introduced since 2020 aim for a balanced housing stock by adding social and mid-segment housing where lacking, rather than favoring higher-end development.

Recent city policy emphasizes not only expanding affordable housing, but also enhancing neighborhood resilience and social cohesion to create vibrant, sustainable communities.

Housing cooperatives in Rotterdam are experiencing renewed attention as an alternative between traditional social housing and the commercial market. The Rotterdam Cooperative Housing Coalition (RoCoCo), formed by residents, architects, policymakers, and organizations, is actively advocating for cooperatives and making them feasible. Significant events such as the inaugural Rotterdam Cooperative Housing Day demonstrate growing public and policy support, including matchmaking workshops and knowledge exchange.

Although still a minor sector compared to social housing and commercial rentals, housing cooperatives are gaining traction; specific numbers on their share of Rotterdam's total housing stock, however, remain unavailable. One notable initiative, Schiehaven-Noord, illustrates policy ambition: here, RoCoCo has proposed reserving at least 15% of new units—70% of which must be affordable—for cooperative housing.

Municipal support is growing. Rotterdam is discussing spatial and quality policies that explicitly highlight collective forms of living, facilitate early dialogue with cooperative groups, and encourage experimentation. Financing is recognized as a key barrier, with banks and developers exploring new solutions alongside the municipality. Programs now target community-building and affordability, signaling a shift towards formal integration of the cooperative model into Rotterdam’s broader housing vision. Yet, cooperative housing’s overall market share remains small, and most residents continue to rely on traditional social or private rental sectors.