Free-sector rentals (vrije sector) in the Netherlands: 2026 rules and tips
Most rentals you see on the open market in the Netherlands are free sector. Here is when a home counts as free sector, which rules still apply and how to reply faster than other house hunters.
Team HubSnap · Updated 28 October 2026 · 3 min read
When is a rental free sector?
A self-contained rental with 187 points or more in the Dutch points system is free sector. Below that it is mid-rent (144 to 186 points) or social rent (up to 143 points), which have a maximum rent (source, checked 28 October 2026).
Social rent
- Points
- up to 143
- Maximum monthly rent
- €932.93
Mid-rent
- Points
- 144 to 186
- Maximum monthly rent
- €1,228.07
Free sector
- Points
- 187 or more
- Maximum monthly rent
- No maximum
| Segment | Points | Maximum monthly rent |
|---|---|---|
| Social rent | up to 143 | €932.93 |
| Mid-rent | 144 to 186 | €1,228.07 |
| Free sector | 187 or more | No maximum |
The points decide the segment, not the rent the landlord asks. A high rent does not automatically make a home free sector. Not sure? Check the points with the Huurcommissie's rent check; see the rent points system. Contracts from before 1 July 2024 follow an older rule: if the starting rent was above the liberalisation limit at the time, the contract is free sector (source).
Which rules apply in the free sector?
There is no maximum rent, but tenants still have rights. In 2026 (checked 28 October 2026):
- Rent increases are capped at 4.4%. The yearly increase is the lower of inflation (3.4%) and wage growth (5.1%) plus 1 percentage point. The cap applies until 1 May 2029, and only if a rent increase is agreed in your contract (source).
- A permanent contract is the norm. Since 1 July 2024 new tenants get an open-ended contract, with a few exceptions (source).
- A deposit of at most two months' basic rent and a written contract, under the Good Landlordship Act (source).
- Increase too high? You can go to the Huurcommissie up to 4 months after the increase takes effect (source).
Who rents in the free sector?
Anyone can rent a free-sector home; there is no legal income limit. If you earn more than the social housing limit, you will usually search in mid-rent or the free sector. Landlords do often set their own income requirement; see income requirements for renting.
How to find a free-sector rental faster
Free-sector homes are offered by investors, agencies and private landlords, spread across many websites. Because there is no single place to search, it helps to follow them all and reply quickly with a complete application.
- Decide your maximum rent and the neighbourhoods you want.
- Prepare your documents: ID, employer statement, payslips and a short cover letter.
- Turn on alerts so you see new homes as soon as they go online.
- Reply the same day and book a viewing.
- Read the contract carefully and never pay before you have seen the home; see how to spot a rental scam.
Frequently asked questions
A self-contained home with 187 points or more is free sector. There is no maximum rent.
At most 4.4% a year. The cap applies until 1 May 2029, and only if a rent increase is agreed in your contract.
No, the law sets no income limit. Landlords often ask for a minimum income.
Since 1 July 2024 new tenants usually get an open-ended contract. Temporary contracts are only allowed in a few cases, such as students renting in another municipality for their studies.
At most two months' basic rent, for contracts from 1 July 2023.
This guide is general information, checked 28 October 2026. For your situation, check with the Huurcommissie or the Juridisch Loket.