€943 for 14m². That's what an Amsterdam room costs on Kamernet today.
We analyzed every active Kamernet listing for rooms and studios within the Amsterdam municipal boundary. Median asking price €943/month for a median size of 14m². That works out to €71 per square meter, with significant variation by neighborhood: from €825 in Zuidoost to €1,350 in Centrum.
The summary in four sentences
On 7 May 2026, we collected every active Kamernet listing for rooms and studios within the Amsterdam municipal boundary. After deduplication we kept 168 unique listings, of which 124had a plausible room-area (Kamernet's area field sometimes contains the whole-house m² instead of room m²).
Median asking rent across these listings: €943 per month for a median area of 14m². That works out to €71 per m². Spread is significant: €449 to €2450 per month.
By neighborhood, prices vary substantially. Zuidoost and Osdorp are the most affordable at a median around €825; Centrum, Oud-Zuid, and Oud-West sit at €1,300+.
Asking prices on Kamernet sit structurally above what the WWS points system in the 2024 Affordable Rent Act allows for a comparable room. At €71/m² median, a typical 14m² room is on average two to three times more expensive than the legal maximum derived from the points system.
Four key numbers
Top-line stats over the plausible Amsterdam listings (124 of the 168 unique listings had a valid room/studio area for the €/m² calculation).
By neighborhood
Median asking rent, listing count, range, median area and median €/m² per neighborhood. Sorted from cheapest to most expensive. Neighborhoods with too few listings (< 3) are shown but should be read as indicative.
| Neighborhood | Median | N |
|---|---|---|
| Osdorp | €825 | 3 |
| Zuidoost | €825 | 40 |
| De Baarsjes | €850 | 3 |
| Nieuw-West | €850 | 42 |
| IJburg | €1000 | 7 |
| Westerpark | €1010 | 9 |
| Bos en Lommer | €1050 | 4 |
| Oost | €1069 | 11 |
| De Pijp | €1100 | 11 |
| Oud-West | €1250 | 5 |
| Zuid | €1250 | 7 |
| Noord | €1290 | 15 |
| Oud-Zuid | €1300 | 2 |
| Centrum | €1350 | 8 |
Counts are unique listings (after deduplication of “Featured top ads” that repeat across multiple overview pages). The €/m² and median-m² are calculated over a filter that excludes extreme outliers (m² > 50 for a room, > 80 for a studio), because the Kamernet area field sometimes lists whole-house size instead of room size.
How does €71/m² compare to the law?
The 2024 Affordable Rent Act (Wet Betaalbare Huur) sets a legal maximum rent for the vast majority of the rental market (everything up to 187 points in the Woonwaarderingstelsel / WWS points system). For a room, those points are calculated based on size, amenities, energy label, insulation, and the property's WOZ value.
For a typical 14m² room with basic amenities (shared bathroom, average energy label, no WOZ surcharge), the points system lands on a legal maximum rent that sits somewhere between €280 and €450 per month, depending on the exact combination. Better amenities (private bathroom, label A, higher WOZ) can push it up toward €600-€700, but rarely higher.
The median asking rent on Kamernet is €943. For exactly the same 14m² room. Depending on the legal-max outcome for a specific room, that's an asking price two to three times higher than what the law allows.
We aren't making a binding legal claim here: the WWS outcome for any individual room depends on details (insulation, bathroom, energy label, etc.) that don't appear in the Kamernet overview ad. But the aggregate numbers reveal a pattern that's hard to hide.
Want to know the legal maximum for a specific room?
Use our free WWS points checkerWhat this means
Four audiences, four conclusions.
For seekers
The difference between Zuidoost (€825) and Centrum (€1,350) is real, but it doesn't buy you square meters. It buys location. Neighborhoods just outside the central ring (Westerpark, Bos en Lommer, IJburg) sit at €1,000-€1,100 median and offer the best price/access balance in 2026. Always check our WWS points checker for the legal max of a specific room before you sign a contract.
For hosts
An asking price far above the WWS max isn't just unfair under the 2024 Affordable Rent Act, it's also procedurally vulnerable. A tenant can file a Huurcommissie complaint up to five years retroactively. A WWS-correct price generally draws more responses from verified candidates and produces a more stable rental contract.
For policymakers
The Affordable Rent Act came into force in 2024, but Kamernet's public asking prices show no decline in 2026. Reactive enforcement via the Huurcommissie depends on individual complaints. Proactive digital enforcement (mandatory WWS check at listing publication) could structurally correct a large share of the over-asked supply.
For press and researchers
All data in this report is license-free under CC-BY 4.0 with attribution to Huismaatje. The full dataset (raw Kamernet listings + parser script) is available on request via onderzoek@huismaatje.nl. We update this report quarterly.
Methodology
Source and sample. On 2026-05-07, we collected every active Kamernet overview listing for rooms and studios that listed “Amsterdam” as location. We extracted overview data only, no detail-page contents. After deduplication (168unique listings, mainly because “Featured top ads” repeat across multiple overview pages), we kept Amsterdam-only listings.
Price definition.We report the gross asking rent per month as listed on Kamernet, including service costs where “incl.” is mentioned. For the €/m² calculation, we use this gross price divided by the area from the overview ad.
Outlier filter. Kamernet's area field sometimes contains the whole-house size instead of the room size (e.g. “120m²” for a 12m² room in a 120m² house). For the €/m² calculation we filter on plausible areas: 5–50m² for rooms, 8–80m² for studios. 124 of the 168 listings fall within this range. The neighborhood-table median price is reported over all plausible listings.
Neighborhood mapping. Each street name was manually assigned to one of the 14 Amsterdam neighborhoods in our taxonomy. Unknown streets were checked individually rather than guessed.
WWS comparison.The WWS-maximum statements in this report (€280-€450 for a 14m² room) are estimates based on the points system in the 2024 Affordable Rent Act, using only area as input. The exact WWS-max for any specific room depends on details that don't appear in the Kamernet overview ad (energy label, private bathroom, insulation, WOZ value). Anyone wanting the exact WWS-max for a specific room can use our WWS points checker.
Limitations. Kamernet is one of multiple room-rental platforms. Our data is therefore not representative of the total Amsterdam room market; private rentals via Facebook, WhatsApp groups, hospita relationships, and smaller platforms are out of scope. Kamernet likely shows a specific segment (more commercial, furnished, shorter contracts) that may push the median up relative to the whole market.
Sources
- Kamernet, publieke kamer- en studio-advertenties Amsterdam: Alle actieve advertenties voor kamers en studio's binnen de Amsterdamse gemeentegrens, verzameld via de Kamernet-overzichtspagina op 7 mei 2026. Na deduplicatie en filtering op Amsterdam: 168 unieke listings, waarvan 124 met een plausible kamer/studio-oppervlakte (m² tussen 5-50 voor kamers, 8-80 voor studio's). Link
- Huismaatje WWS-puntencheck: Berekening van de legale WWS-maximumhuur per kamergrootte, gebaseerd op het Woonwaarderingstelsel uit de Wet Betaalbare Huur 2024. Link
How to cite
Free to use under Creative Commons BY 4.0. One line of attribution is enough.
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