Renting in Eindhoven in 2026: rents, the room and buyout rules, and how to get your deposit back
Renting in Eindhoven? The local rule to know first: letting a home as rooms needs a permit, and 8 neighbourhoods, including Woensel-West, get no new one (Municipality of Eindhoven). The Kamernet Verhuurrapportage Q2 2026, published 30 July 2026, puts the median advertised rent of a private student room at €540 a month, up 22.7% in a year.
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Rules from the Municipality of Eindhoven, Rijksoverheid, the Huurcommissie and the Civil Code · Checked 28 September 2026
Short answer
The Huurteam Eindhoven, which the city links to, is free for every Eindhoven resident, student or not, with no no-cure-no-pay fee. The city’s landlord report desk takes reports by phone or WhatsApp on 085 – 11 55 587. The Huurcommissie is national and a tenant pays €25 to start a case, and a deposit claim goes to the kantonrechter (sub-district judge) of Rechtbank Oost-Brabant, which has a courthouse in Eindhoven.
Key facts for 2026
- €20.25 per m² was the average rent new Eindhoven tenants paid in Q2 2026, up 11.9% in a year.
- €355,000 WOZ value is the ceiling for Eindhoven’s buyout protection on homes bought after 1 April 2022.
- 8 neighbourhoods, Limbeek-Noord and Woensel-West among them, get no new room-rental permits.
- 30 metres from a legal room-rental house, no new one is allowed outside the centre.
- 14 days after the lease ends is when an Eindhoven landlord must return the deposit, unless there is damage.
- 085 – 11 55 587 reaches the city’s landlord report desk by phone or WhatsApp.
- €25 is the Huurcommissie fee; the Huurteam Eindhoven’s own help is free.
This is general information about Dutch law, not legal advice for your situation. Rules change; figures are for 2026. No rights can be derived from this text.
Rent
What renting in Eindhoven costs in 2026
Eindhoven is the least expensive of the five big Dutch cities per m², yet its rents rose the fastest of the five over the past year.
New free-sector tenants paid €20.25 per m² in the second quarter of 2026, 11.9% more than a year before, while Noord-Brabant as a whole rose 9.5% (Pararius).
| City | Average rent per m², new tenants, Q2 2026 | Change in a year |
|---|---|---|
| Amsterdam | €28.69 | +2.6% |
| Rotterdam | €22.79 | +7.8% |
| The Hague | €22.42 | +5.9% |
| Utrecht | €21.61 | +0.7% |
| Eindhoven | €20.25 | +11.9% |
Free-sector rents on Pararius and Huurwoningen.nl, second quarter of 2026.
- Social housing. Eindhoven’s corporations are Thuis, Trudo, Woonbedrijf and Wooninc, and Wooniezie lists homes too. One urgency scheme covers Best, Eindhoven, Geldrop-Mierlo, Helmond, Nuenen, Oirschot, Son en Breugel, Veldhoven and Waalre (Municipality of Eindhoven).
- Students. The city points to Vestide and Hospi Housing for rooms (Municipality of Eindhoven).
- Rent above the points maximum? Our rent check guide explains the calculation.
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Local rules
Eindhoven rules for renting: buyout protection, rooms and lodgers
Eindhoven restricts who may let a newly bought home and where a house may be turned into rooms, and both rules affect what you can legally rent.
- Buyout protection (opkoopbescherming). An existing home bought after 1 April 2022 with a WOZ value below €355,000 usually may not be let. Since 2024 the rule no longer covers new-builds. Exceptions need a permit, for example letting to a close relative or, after living in the home for at least a year, letting it for at most a year to someone who is not a tourist; the permit costs €281.00 (Municipality of Eindhoven).
- Room rental. Using a home for rooms breaks the zoning plan, so it needs a permit. No new permit is given in Limbeek-Noord, Limbeek-Zuid, Bennekel-Oost, Doornakkers-Oost, Doornakkers-West, Woensel-West, Hemelrijken and Gildebuurt, and outside the city centre none within 30 metres of a legal room-rental house. Two people who do not share a household may live together without a permit (Municipality of Eindhoven).
- A 2026 amnesty. In the closed neighbourhoods, owners of long-standing room houses and split homes can apply for a permit during 2026 only, under a transitional scheme that runs until 1 January 2027; new room rentals there stay banned (Municipality of Eindhoven).
- Lodgers (inwoning). An owner, or a housing corporation tenant, who has lived in the home for at least a year may let rooms to one person, with at most 2 children, without a permit, as long as kitchen, toilet or bathroom are shared (Municipality of Eindhoven).
Eindhoven rules at a glance
| Rule | What it means for you | Source |
|---|---|---|
| Housing permit (huisvestingsvergunning) | Check with the municipality: eindhoven.nl gave no rule on this on 28 September 2026. Social homes are let through the corporations and Wooniezie. | Municipality of Eindhoven |
| Permit for room rental | Using a home for rooms needs a permit. None is given in Limbeek-Noord, Limbeek-Zuid, Bennekel-Oost, Doornakkers-Oost, Doornakkers-West, Woensel-West, Hemelrijken and Gildebuurt, nor, outside the centre, within 30 metres of a legal room-rental house. Two people who do not share a household need no permit. | Municipality of Eindhoven |
| Buyout protection | An existing home bought after 1 April 2022 with a WOZ value below €355,000 usually may not be let; the exceptions need a permit that costs €281.00. New-builds are no longer covered since 2024. | Municipality of Eindhoven |
| Lodgers | An owner, or housing corporation tenant, who has lived in the home for at least a year may let rooms to one person, with at most 2 children, without a permit. | Municipality of Eindhoven |
| Landlord reporting point | Report by phone or WhatsApp on 085 – 11 55 587 or by e-mail, or walk in on set Fridays from 10:30 to 13:30 at the TU/e Atlas building. | Municipality of Eindhoven |
Checked on the municipality’s own site, 28 September 2026.
Finding a home
Finding a home in Eindhoven without falling for a scam
Because demand for rental homes in Eindhoven is high, the city warns renters to check who they are dealing with before they pay anything.
- Check the landlord. Ask for an address and proof of identity, look up the owner at the Kadaster for €2.95, pay through a bank, do not let yourself be rushed, and ask whether you may register at the address: a no is a warning sign. Check too that the home does not fall under buyout protection (Municipality of Eindhoven).
- Agency fees. An agent who works for the landlord may not charge you, even if the landlord pays nothing, and the fee is sometimes disguised as one-off, administration, contract or broker costs (Municipality of Eindhoven).
- Register within 5 days. Staying at least 4 of the next 6 months? Register in person at the Inwonersplein by appointment; new slots are released daily, about 4 weeks ahead, and a confirmation letter follows within 4 weeks (Municipality of Eindhoven). Staying less than 4 months with a European passport, you register in the RNI in Eindhoven and get your BSN straight away; without one, you go to Breda or Venlo (Municipality of Eindhoven).
- The expat centre route. Knowledge workers who use Holland Expat Center South and live in Eindhoven receive their BSN at the appointment (Holland Expat Center South); see our arriving in Eindhoven guide.
Your lease
Your lease and rent in Eindhoven: what the landlord must tell you
Since 1 January 2025 the municipality of Eindhoven can take action when a landlord charges more than the points system allows.
- The points calculation. The rent that follows from the points system is binding, and on a new contract the landlord must give you the calculation. The city enforces the maximum rent, the maximum increase and this duty to inform (Municipality of Eindhoven).
- In writing. The landlord or agent must put the lease in writing, even if you agreed it orally, and for labour migrants the employment and rental contracts must be separate (Municipality of Eindhoven).
- Permanent by default. A new tenant gets an open-ended lease; temporary leases are only for set situations and last at most 2 years (Rijksoverheid). Our temporary rental contract guide explains how one ends.
- Challenge the starting rent. The Huurcommissie can review it in the first 6 months of the lease (Huurcommissie). Our Huurcommissie guide covers the procedure.
Deposit
Your deposit in Eindhoven: the limit, the deadline and the free check
An Eindhoven landlord may ask at most twice the basic rent as a deposit and must return it within 14 days of the lease ending, unless there is damage.
- What counts as basic rent. The rent without service charges, utilities, furniture or other extras (Municipality of Eindhoven). On leases signed before 1 July 2023, up to 3 months was allowed (Rijksoverheid).
- With damage or arrears. The landlord repays the rest within 30 days and gives a full written specification of the costs (Civil Code, article 7:261b).
- Work out your figures with our deposit calculator, and read the deposit recovery guide for the procedure.
Important — read before you worry about cost
The €188 is not paid upfront
For eligible lowest-bracket legal aid (toevoeging), the lawyer contribution is usually not due before your case starts. If your case succeeds, it can be paid from the money you recover — not from your own pocket upfront.
- €0 now — free eligibility check (opens checker directly)
- €49 later only if FindLawyer can help after review (refunded if we cannot connect you to the lawyer)
- €188 lawyer/legal-aid share — after recovery if you win, lawyer confirms eligibility
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Help
Free help for tenants in Eindhoven
Eindhoven tenants have two free places to start: the Huurteam Eindhoven for advice and the city’s own report desk for landlord misconduct.
- Huurteam Eindhoven. Free for all residents, students and non-students alike, with no no-cure-no-pay fee. Its advisers measure your home, look at defects and the contract, and handle the letters to your landlord; only the Huurcommissie’s €25 fee may apply if a case goes there. You reach it by e-mail at info@huurteameindhoven.nl or in its online consultation hours, Wednesday 13:00 to 16:00 and Thursday 18:00 to 21:00 (Huurteam Eindhoven). The city links to it as free for Eindhoven residents (Municipality of Eindhoven).
- The report desk (Meldpunt Goed Verhuurderschap). Walk in on the set Fridays the city lists for 2026, from 10:30 to 13:30, at the Green Room, room 0.705, on the ground floor of the TU/e Atlas building, Den Dolech 2, or report by phone or WhatsApp on 085 – 11 55 587 (Municipality of Eindhoven).
- Students can also get free legal advice on a contract from the Juridisch Loket (Municipality of Eindhoven).
- The Huurcommissie, from Eindhoven. It is one national body, not a Eindhoven office, so you start a case with its online form. As a tenant you pay €25 in advance and the Huurcommissie pays it back if it rules fully in your favour; on a minimum income you can ask to be exempted (Huurcommissie). It aims to finish a case in 4 to 6 months (Huurcommissie). It rules on rent, service charges and repairs, but it cannot order a deposit repaid: that claim goes to the court.
- The court for Eindhoven. A deposit claim goes to the kantonrechter of Rechtbank Oost-Brabant, which covers Eindhoven (Rechtspraak.nl). If a letter to the landlord does not work, Rijksoverheid says to claim the money through the court (Rijksoverheid). The court has a courthouse in Eindhoven at Stadhuisplein 4 (Rechtspraak.nl). If money stands in the way, see our legal aid guide.
- Need a lawyer? See our page on finding an English-speaking tenant lawyer in the Netherlands.
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Keep reading
Related guides
More of our guides for living in Eindhoven and Brabant.
Free deposit check
Landlord kept your deposit? Check your case.
ToolDeposit calculator
The legal maximum and the repayment date.
RentIs my rent too high?
The points check for your rent.
ArrivingIND and registration in Eindhoven
Holland Expat Center South and your BSN.
WorkWorking in Eindhoven
Brainport employers, contracts and dismissal.
BrabantRenting in Den Bosch
City-wide buyout protection and lodgers.
FAQ
Frequently asked questions
What does the Huurteam Eindhoven do?
It is the free advice centre on renting for everyone who lives in Eindhoven, students and non-students alike, and the city links to it. Its advisers measure your home, check the rent, defects and the contract, and write to your landlord for you. It charges nothing and works without no-cure-no-pay; only the Huurcommissie’s €25 fee may apply. Reach it by e-mail or in its online consultation hours.
How do I go to the Huurcommissie from Eindhoven?
The Huurcommissie is national, so you file from Eindhoven with its online form, or the Huurteam Eindhoven files for you with your authorisation. As a tenant you pay €25 in advance and the Huurcommissie pays it back if it rules fully in your favour. It aims to finish a case in 4 to 6 months. It rules on rent, service charges and repairs, but a deposit claim belongs with the kantonrechter.
Is the room I want to rent in Eindhoven legal?
Turning a home into rooms needs a permit, and in eight neighbourhoods, including Limbeek, Doornakkers, Woensel-West and Hemelrijken, no new permit is given. The city checks for illegal room rental regularly, and a room that cannot be legalised has to be vacated. If in doubt, ask the municipality’s permits team before you sign.
What does a room in Eindhoven cost in 2026?
Private student rooms in Eindhoven had a median advertised rent of €540 a month in the second quarter of 2026, according to the Kamernet Verhuurrapportage Q2 2026 of 30 July 2026. That was 22.7% more than a year earlier, the steepest rise of the 17 cities in the report, but still well below Utrecht at €775 and Amsterdam at €950.
How do I get my deposit back in Eindhoven?
An Eindhoven landlord must return the deposit within 14 days of the lease ending, or within 30 days with a written specification when damage or unpaid rent is set off. A deposit far above the legal maximum can be reported to the city’s report desk. If the landlord still does not pay, the claim goes to the kantonrechter of Rechtbank Oost-Brabant. Our free 2-minute check shows whether a lawyer can help.
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Official sources, checked 28 September 2026
- Pararius: Huurmonitor Q2 2026 (in Dutch)
- Municipality of Eindhoven: renting a home in Eindhoven (in Dutch)
- Municipality of Eindhoven: housing for students (in Dutch)
- Municipality of Eindhoven: buyout protection (in Dutch)
- Municipality of Eindhoven: room rental (in Dutch)
- Municipality of Eindhoven: new rules for room rental and splitting homes (in Dutch)
- Municipality of Eindhoven: renting to a lodger (in Dutch)
- Municipality of Eindhoven: moving from abroad (in Dutch)
- Municipality of Eindhoven: registering in the RNI (in Dutch)
- Holland Expat Center South: appointment at the Expat Center
- Municipality of Eindhoven: Meldpunt Goed Verhuurderschap (in Dutch)
- Rijksoverheid: may my landlord offer a temporary lease? (in Dutch)
- Huurcommissie: the rent on a new or temporary contract (in Dutch)
- Rijksoverheid: may my landlord ask for a deposit? (in Dutch)
- Wetten.nl: Dutch Civil Code, Book 7, article 7:261b (in Dutch)
- Huurteam Eindhoven (in Dutch)
- Rechtspraak.nl: directions to Rechtbank Oost-Brabant (in Dutch)
- Kamernet: Verhuurrapportage Q2 2026, 30 July 2026 (in Dutch)
- Huurcommissie: costs of a case (in Dutch)
- Huurcommissie: the steps in a case (in Dutch)
- Rechtspraak.nl: Rechtbank Oost-Brabant, area and case types (in Dutch)
Final notes and legal disclaimer
- This article provides general information and is not tailored to your personal circumstances.
- It does not cover all situations, exceptions, or recent legal changes.
- Reading this article does not create a lawyer-client relationship with findlawyer.nl or any associated entity.
- No guarantee is given that this information is complete, accurate, or up to date.
- No rights can be derived from this article.
- For decisions about renting in Eindhoven, or your specific situation, always consult a qualified professional.
FindLawyer is a lawyer-matching and case-preparation service, not a law firm. Legal advice comes from the partner lawyer.