Beyond Amsterdam: best second-tier cities and commuter towns for expats in 2026
Haarlem, Leiden, Delft, Amersfoort, Breda | Rail commutes 15-45 min | Huurtoeslag 2026
Quick summary
In 2026, housing pressure and high rents in core cities like Amsterdam, Utrecht, Rotterdam, and The Hague are pushing more expats to look at second-tier cities and commuter towns as smarter starting points. This guide covers regional clusters, commute realities, rent levels, and landing strategies to help you decide where to base yourself.
- →Second-tier cities typically offer shorter housing search times and less extreme competition than Amsterdam or The Hague.
- →Most sit on direct rail lines with 20-45 minute commutes into major job hubs.
- →Thinking by rail corridor rather than city name dramatically widens your housing options.
- →The 2026 huurtoeslag rule change (no more hard rent ceiling) can make slightly higher rents in well-connected towns more manageable for qualifying households.
- →English-speaking jobs remain concentrated in core hubs, so commuting is typically the right model unless you have a remote role.
1. Why second-tier cities matter in 2026
Many expats describe searching for months to find housing in Amsterdam and other central cities, particularly at moderate income levels. Posts from Reddit and expat communities suggest searches of six months or more in the tightest markets, especially in the €1,200-€1,800 range that most single professionals and young couples target. Our housing guide for expats goes into this application process in detail.
The 2026 government changes to rent allowance (huurtoeslag) are also shifting the calculus. By removing the absolute rent cap as an eligibility condition and updating income and asset thresholds, the rules now mean that tenants in somewhat higher-rent homes can still qualify for support, making a broader range of location choices more financially viable for lower and middle earners.
As a result, more people are intentionally choosing "good enough" commute locations around major job hubs instead of defaulting to the most familiar city names. The shift is practical: a 25-minute train journey from a less pressured market can save hundreds of euros in monthly rent and weeks of search time.
The core argument for looking beyond the centre
- Shorter search times: Fewer competing applicants per listing in second-tier cities, especially for mid-range budgets
- More space: Same budget often buys a larger or better-quality home outside core hubs
- Fast trains: The Dutch rail network is dense enough that 20-40 minute commutes to major hubs are genuinely comfortable
- Huurtoeslag eligibility: 2026 rule change removes the rent ceiling restriction, helping more households qualify
2. City tiers: how to think about your options
Tier 1: core job hubs
Amsterdam, Rotterdam, The Hague, and Utrecht are the main international job hubs, covered in depth in our city comparison guide. They offer dense public transport, large international communities, and many English-speaking employers.
Advantages
- • Dense English-speaking job market
- • Large expat communities
- • Best public transport within city
- • International schools nearby
Drawbacks
- • Tightest rental markets in NL
- • Highest competition per listing
- • Searches of 3-6+ months common
- • Premium rents for average space
Tier 2: mid-sized and university cities
Cities like Haarlem, Leiden, Delft, Amersfoort, Breda, Tilburg, 's-Hertogenbosch, Nijmegen, and Zwolle combine solid rail connections to job hubs with more relaxed housing markets and strong local amenities.
Many of these have universities or large regional employers, which creates a mix of Dutch and international residents and means English is often used in daily life. They are a strong default for expats willing to commute.
Commuter towns
Places such as Almere, Zaandam, Purmerend, Hoofddorp, and Zoetermeer are often chosen primarily for more available or affordable housing relative to the nearest major hub. They have fewer international employers and expat-oriented facilities, but good train links make them practical for commuters who prioritise space and budget over local amenities.
Almere in particular is worth understanding: it sits on a fast direct line to Amsterdam (around 20 minutes) and often has more modern housing stock available at lower price points than anything comparable inside the capital.
3. Key decision axes: what to optimise for
Housing availability and price level
Expat housing boards are full of stories where the ability to find a home heavily depends on budget and willingness to consider non-central locations, with people on lower incomes often redirected to suburbs or smaller cities. Our guide to the Dutch housing crisis explains the structural reasons behind this.
As of 2026, the removal of the strict maximum rent level for huurtoeslag (while keeping income and asset tests) means that more households can potentially receive rent allowance even in somewhat pricier housing, provided other conditions are met. This makes a broader range of well-connected locations financially viable for qualifying tenants.
Commute time and transport quality
The Netherlands has a dense rail network, and many second-tier cities and commuter towns sit on main lines into Amsterdam, Utrecht, Rotterdam, and The Hague, making 20-45 minute commutes routine. When choosing a location, look not only at nominal distance but at train frequency, reliability, and late-evening options, as these factors strongly influence day-to-day quality of life more than kilometres.
| City | Train to hub | Approx. time | Market pressure |
|---|---|---|---|
| Haarlem | Amsterdam Centraal | 15-20 min | High (but less than AMS) |
| Almere | Amsterdam Centraal | 20-25 min | Moderate |
| Zaandam | Amsterdam Centraal | 15-20 min | Moderate |
| Leiden | Amsterdam / The Hague | 25-35 min each | Moderate-high |
| Delft | Rotterdam / The Hague | 10-15 min each | Moderate |
| Amersfoort | Utrecht / Amsterdam | 15-40 min | Moderate |
| Breda | Rotterdam / Eindhoven | 25-35 min each | Lower |
| Zoetermeer | The Hague (tram/train) | 20-30 min | Moderate |
Language, jobs, and integration
English-speaking jobs are still concentrated around the main economic hubs, so living further out can make it harder to find local work if you do not speak Dutch and are not commuting. Some mid-sized university cities and tech or industry hubs have a higher tolerance for English-only residents, while more provincial towns may expect Dutch from day one for most local roles. Our expat job market guide covers English-language hiring in more detail.
4. Regional clusters and who they suit
AAmsterdam orbit: Haarlem, Almere, Zaandam, Hoofddorp
These towns and cities ring Amsterdam and are popular among people who work in the capital but cannot or do not want to pay central Amsterdam prices. They offer frequent trains into Amsterdam and Schiphol, plus more modern housing stock and family-friendly neighbourhoods in many parts. Haarlem is the most sought-after (and priciest) of these alternatives; Almere and Zaandam offer a more pragmatic value-for-money trade-off.
- Best for: Tech workers, finance professionals, and creative-industry expats working in central Amsterdam who want more space
- Watch out for: Haarlem rents have risen sharply and are no longer a dramatic saving over Amsterdam for many property types
BRotterdam / The Hague orbit: Delft, Leiden, Dordrecht, Zoetermeer
Delft and Leiden sit between The Hague and Rotterdam and are known for their universities and research communities, which keeps both cities internationally oriented. Dordrecht and Zoetermeer are more practical residential options with good rail or tram links to the main hubs. This cluster suits people in engineering, tech, maritime, legal, or international organisations, as well as families wanting access to international schools in a calmer environment.
- Best for: Engineers (ASML ecosystem, TU Delft network), government-sector workers in The Hague, international org staff
- Watch out for: Leiden rental demand has risen significantly due to housing spillover from both cities it sits between
CCentral belt: Amersfoort and Utrecht-adjacent towns
Amersfoort benefits from fast connections in multiple directions (towards Amsterdam, Utrecht, and the east), making it particularly attractive for people whose jobs or partners are in different cities. It has a pleasant historic centre and is generally considered a high quality-of-life city with lower housing competition than its Utrecht neighbour.
- Best for: Couples working in different hubs who want to minimise their combined commute time
- Watch out for: Amersfoort has become a known alternative and competition for good rentals has increased accordingly
DSouthern options: Breda, Tilburg, and Eindhoven-adjacent towns
Breda and Tilburg are mid-sized cities with strong links to logistics, manufacturing, and service industries, sitting within commuting distance of Rotterdam and Eindhoven. They may appeal to families and professionals who value space and a more local Dutch feel, with lower housing competition than Randstad cities. Eindhoven itself has grown into a significant tech and design hub, and towns nearby offer more space at lower rent.
- Best for: Families wanting space, professionals in logistics or manufacturing, and those open to a less international-bubble lifestyle
- Watch out for: English-only social life is harder here; learning some Dutch is more important than in larger Randstad cities
ENorthern and eastern university cities: Groningen, Enschede, Zwolle
University cities like Groningen and Enschede host significant student and research communities, while Zwolle serves as a regional rail node for the north-east. These locations are particularly interesting if your field has local employers there, if you are open to a less Randstad-centric life, or if you specifically seek a student-city atmosphere with lower overall costs.
- Best for: Academics, researchers, students, and professionals whose employers are based in these cities
- Watch out for: Long-distance commuting to Amsterdam or Rotterdam becomes impractical from here; this choice works best when your work is also based locally
5. Housing strategy with a second-tier mindset
Many renters report better outcomes when they stop insisting on a specific famous city and instead search by rail corridor or maximum commute time, using platform filters and alerts for broader regions. Our guide to securing a rental in the Netherlands covers the full application process including income checks, document packs, and response timing.
Thinking "I need a 30-40 minute train to X" instead of "I must live in X" can dramatically increase your housing options and reduce search time. Because rent allowance rules from 2026 no longer exclude higher-rent homes purely on rent price (as long as you meet income, asset, and self-contained dwelling criteria), you can sometimes afford a slightly higher nominal rent in a well-connected area while still receiving some state support.
What works
- • Search by commute corridor, not city name
- • Set instant alerts on Rentbird, Pararius, and Funda simultaneously
- • Prepare your full documents pack before starting your search
- • Respond to listings within minutes, not hours
- • Consider newer suburbs where competition is lower
- • Check huurtoeslag eligibility for your income and rent level
Common mistakes
- • Insisting on a single postcode or neighbourhood
- • Starting your search after arriving in the Netherlands
- • Applying with incomplete documents
- • Checking portals once a day instead of using instant alerts
- • Ignoring commuter towns due to perceived lower status
- • Overlooking rent allowance eligibility for your situation
Find your rental faster with Rentbird
Rentbird monitors Funda, Pararius, Kamernet, and 30+ Dutch rental sites 24/7. When you search across a broader corridor (say, Amsterdam orbit or Rotterdam/Hague orbit), Rentbird alerts you the moment a matching listing appears, so you can respond within minutes. In the Dutch market, speed is often the deciding factor.
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6. Example landing strategies
Young professional in tech (€60k+ salary, English-speaking role)
Many early-career tech workers describe high competition and steep rents in central Amsterdam and Utrecht. A common successful pattern is choosing a commuter town like Almere or a second-tier city like Haarlem or Leiden as a more realistic landing base.
This strategy prioritises a comfortable apartment with good internet and fast trains over a hyper-central postcode, making it easier to focus on work and initial integration. Check our HSM visa salary guide to understand how your income maps against typical rents in these locations.
Couple on a moderate combined salary planning for a family
Couples often look for more space, childcare options, and calmer neighbourhoods, which pushes them towards mid-sized cities like Amersfoort, Breda, Tilburg, or Leiden. Competition for family housing is typically less intense here than in inner Amsterdam or Utrecht.
These locations allow commuting to one or two hubs while accessing schools, healthcare, and community facilities locally. Our childcare costs guide and family relocation guide cover what to look for in family-oriented Dutch cities.
Researcher or academic joining a Dutch university
Academic and research roles are often located in university cities that are themselves second-tier: Leiden, Delft, Groningen, Enschede, Nijmegen, and Tilburg all host major institutions. In these cases, living locally rather than commuting from Amsterdam makes more sense, and the university's international office will often have housing resources or contacts for incoming researchers.
One important caveat
Second-tier cities are not a magic solution. Popular ones like Haarlem, Leiden, and Amersfoort have themselves become considerably more competitive over the past few years as more people have adopted this same strategy. The relative advantage still holds, but the gap has narrowed. Always check current rental listings and realistic response times for your specific target area before committing to a relocation plan.
Frequently asked questions
Which Dutch cities are best if I want a job in Amsterdam but cannot afford to live there?
Many commuters highlight Haarlem, Almere, Zaandam, Hoofddorp, and Purmerend as realistic Amsterdam-orbit alternatives, offering more accessible housing while keeping commutes manageable by direct train. Which works best depends on your budget, need for an international community, and whether you prefer a historic centre or a newer suburb, but all of these are widely used by people who work in Amsterdam but live elsewhere.
Is it really easier to find housing in second-tier cities than in Amsterdam or The Hague?
While no part of the Dutch rental market is easy, many expats report shorter search times and less extreme competition in second-tier cities and commuter towns than in the tightest central neighbourhoods of Amsterdam or The Hague. Your income relative to local rents is still crucial, but flexibility on location is repeatedly cited as one of the most effective ways to reduce your housing search time significantly.
What are good commuter towns near Amsterdam and Utrecht for expats?
Popular commuter bases for Amsterdam include Haarlem, Almere, Zaandam, Purmerend, and Hoofddorp, typically offering 15-30 minute train journeys into the city. People working in or near Utrecht often look at Amersfoort and other central-belt towns with direct rail links. These locations are frequently recommended as practical compromises between rent levels, housing availability, and commute times.
How do the 2026 huurtoeslag (rent allowance) changes affect where I should rent as an expat?
From 1 January 2026, the Dutch government removed the strict maximum rent ceiling as a condition for rent allowance eligibility. This means more households paying higher rents can potentially qualify, subject to income, asset, and housing-type conditions. The actual allowance amount is still calculated using a reference rent threshold, but broader eligibility can make somewhat higher rents in well-connected second-tier cities more manageable for qualifying tenants.
Is Haarlem or Leiden worth it as a base for working in Amsterdam or The Hague?
Both cities are popular choices. Haarlem offers a 15-20 minute direct train to Amsterdam and a genuine historic-city feel, though rents have risen significantly and it is no longer dramatically cheaper than central Amsterdam. Leiden sits between The Hague and Amsterdam, with direct trains to both in under 30 minutes, and has a large university community that keeps it internationally oriented. Both work well as bases, but you should check current rent levels carefully as they have increased considerably in recent years.
Should I live in Almere or a more historic Dutch city as a first-time expat?
Almere is a practical, affordable option with very fast trains into Amsterdam (around 20 minutes), but it is a planned post-war city with fewer historic amenities and a smaller international community than cities like Haarlem or Leiden. If you prioritise budget and space, Almere makes excellent financial sense. If you value walkable historic character, a student-city atmosphere, or a more established expat social scene, you may prefer a mid-sized university city despite potentially higher rents.
Official resources
Related guides
More guides to help you choose where to live and find housing in the Netherlands.
Securing housing as an expat
Income checks, alerts, application pack, red flags
Choosing a Dutch city
Amsterdam vs Utrecht vs Rotterdam vs Groningen comparison
Dutch housing crisis explained
Why the market is tight and what it means for expats
Complete moving guide
Full relocation timeline and checklist for the Netherlands
HSM visa salary thresholds
€5,942/month (30+), income vs rent planning
Public transport and OV-chipkaart
Trains, buses, trams, and the national travel card