Local Airbnb rules2026 27 sources cited
Is Airbnb Legal in Amsterdam? 2026 Rules, Permits & Taxes
Airbnb is legal in Amsterdam for the home you live in: a free registration number, a €76 permit, at most 30 nights a year (15 in eight central areas) and 4 guests, with each stay reported before arrival.13,14,17,19,26
From 24 official sources and 2 Airbnb help pages. Not legal advice.
The short answer
Amsterdam Airbnb Rules in Brief
- Registration number free, holiday-rental permit €76 and valid until 1 April of the following year; each rental period is reported to the city before the guests arrive.
- 30 nights a year, or 15 nights in eight central areas since 1 April 2026; at most 4 guests at a time; the host must live and be registered at the address.
- Fines for a private host start at €1,500 for a missing number, permit or report and reach €25,750 for repeat breaches within four years.
- Tourist tax is 12.5% of the price including cleaning fees and Airbnb collects it; the new coalition plans 16% from 2027.
Browse the live Amsterdam Airbnb market See Every Amsterdam ListingRevenue, occupancy and nightly rates are in the Amsterdam Airbnb market report .
At a glance
Amsterdam Airbnb Rules at a Glance
- Permit required
- Yes
- Taxes on a stay
- 12.5%
- Yearly night cap
- 30 nights
- Fine for hosting without a permit
- Up to €25,750
- Active Airbnb listings
- 5,320
- Next rule change
- January 2027
The rules in brief
The rules an Amsterdam host meets first, each linked to the ordinance, statute or official page it comes from. Details and exceptions follow below.
| Topic | Rule |
|---|---|
| Permit | Registration number and permit both required13,14 |
| Who can host | Host must live at the address5,13 |
| Building rules | No holiday rental in housing-association homes5,13 |
| Night cap | 30 nights a year, 15 in eight central areas5,13 |
| Guests | At most 4 guests at a time5,13 |
| Listing display | Registration number in every listing5,13 |
| Platforms | The city can have calendars blocked19,26 |
| Safety | Fire-safety rules apply13 |
| Neighbours | Tell neighbours and give them a phone number13 |
Your home
Can You Host an Airbnb in Amsterdam? It Depends on the Home
Whether you can host in Amsterdam turns on whose home it is and whether you live there.
A room in your home while you are present (bed and breakfast)
Allowed with conditionsNeeds a bed and breakfast permit (€572.80), which is limited by a quota per neighbourhood; the B&B may use up to 40% of the home, take 4 guests, and the host must sleep at the address. There is no night cap, but the same address cannot also be a holiday rental.14,18
A home you rent from a private landlord
Allowed with conditionsYou need the owner's permission before applying, in addition to living at the address and holding the permit and registration number.13
A flat in a building with an Owners' Association (VvE)
Allowed with conditionsThe association's permission may be needed before the flat is let to tourists, on top of the city's registration number, permit and reporting rules.13
Permit
Do You Need a Permit for Airbnb in Amsterdam?
Yes. Short-term rental hosts in Amsterdam need the registration number for tourist rental plus a holiday-rental permit from the City of Amsterdam (mayor and aldermen). It costs €76 in the first year (A host with one home pays EUR 76 a year for the permit; the registration number is free. Tourist tax is paid by guests on top.) and €76 a year to renew.13,14,17,19,26
- Who needs it
- Every host who rents out a home or houseboat in Amsterdam to tourists, including hosts who exchange homes for money, points or another payment. Weesp, part of Amsterdam since 2022, follows the same rules.13,14,17,19,26
- Issued by
- City of Amsterdam (mayor and aldermen)
- Valid for
- The registration number does not expire. The holiday-rental permit is valid until 1 April of the following calendar year and is tied to the person and the home.
- Processing
- The permit is sent by email within 5 days.
- On listings
- The number must appear on every listing
- Platform checks
- A platform may not publish a listing without a registration number, and the city fines a platform €5,000 per violation for publishing without one or for not blocking a listing after the city's instruction; Airbnb blocks the calendar of a listing that has reached the night limit when the city asks.
Fees
| Fee | Amount |
|---|---|
| Registration numberFree of charge and requested once per home; the number arrives by email at once. | €0 |
| Holiday-rental permitValid until 1 April of the following calendar year, whenever in the year it is applied for. | €76 |
| Bed and breakfast permitA separate permit for renting rooms while the host is at home; current permits run to 1 July 2028 at the latest. | €572.80 |
Who qualifies
- The applicant lives at the address, is registered there in the population register (BRP) and has the centre of their life interests there
- The home is not owned by a housing association (woningcorporatie)
- Only the whole self-contained home is let; spaces outside the home, such as a garden house, tent or boat, cannot be let, and the same address cannot be both a holiday rental and a bed and breakfast
- A tenant of a private landlord needs the owner's permission, and an Owners' Association (Vereniging van Eigenaren, VvE) may have to agree
- The home meets fire-safety rules and causes no proven nuisance to neighbours
How to apply
- Request the registration number once for the home through the city's online form (free, in Dutch); it arrives by email at once.
- Apply for the holiday-rental permit on amsterdam.nl; you must live at the address and be registered there, and the permit arrives by email within 5 days.
- Show the registration number in every listing, for example on Airbnb under Manage my listing, then Registration.
- Report each rental period to the city before the guests arrive, giving the permit, the registration number and the arrival and departure dates.
- Register once with the city for tourist tax, even though Airbnb collects it, and file the yearly return.
Applications go through the City of Amsterdam (mayor and aldermen) application portal .
Permit rules
- Registration number and permit both required
- To rent out a home or houseboat to tourists a host needs a registration number and a holiday-rental permit, and must also report each rental period before the guests arrive.13,14
- Registration number is free and requested once
- The one-time registration of the property costs nothing and the registration number is emailed immediately. A person who does not own the home needs the owner's written permission to apply.17
- Permit costs €76 and runs to 1 April
- The holiday-rental permit costs €76, arrives by email within 5 days and is valid until 1 April of the following calendar year. It is tied to the person and to the home.5,13
- Registration number in every listing
- The registration number must appear in all advertisements and listings on platforms such as Booking.com and Airbnb. Offering a home without it is an offence.5,13
- The city can have calendars blocked
- The city can ask Airbnb to block the calendar for the rest of the year of a listing that has reached the night limit. A platform that publishes without a registration number, or does not block a listing after the city's instruction, is fined €5,000 per violation.19,26
- EU rules on platforms from 20 May 2026
- EU Regulation 2024/1028 applies from 20 May 2026. Platforms must check registration numbers at random and send booking data every month to a national contact point, from which municipalities receive it to enforce their night caps.10 In force since May 20, 2026
- Bed and breakfast needs its own permit, €572.80
- Renting rooms while the host is at home needs a bed and breakfast permit costing €572.80, with a limit on the number of permits in each neighbourhood. Current permits run to 1 July 2028 at the latest.18 Applies to: Bed and breakfast
Who can host
Who Can Host an Airbnb in Amsterdam, and Where
- Host must live at the address
- The applicant must live at the address and be registered there; the city does not issue a holiday-rental permit for a second home or investment property.5,13
- Only the whole home, nothing outside it
- Holiday rental means letting the entire self-contained home while the resident is away. Spaces outside the home, such as a garden house, tent or boat, cannot be let.13,14
- No holiday rental in housing-association homes
- A home owned by a housing association (woningcorporatie) cannot be let to tourists, and the city must refuse a permit for it.5,13
- Landlord's or owners' association consent
- A tenant of a private landlord needs the owner's permission, and where the building has an Owners' Association (VvE) its permission may also be needed.13
Operating rules
Operating Rules for Amsterdam Short-Term Rentals
- 30 nights a year, 15 in eight central areas
- A home can normally be let for up to 30 nights per calendar year; in eight central areas the limit is 15 nights since 1 April 2026.5,13
- 15 nights in Haarlemmerbuurt, Jordaan and six other areas
- Since 1 April 2026 a home in Haarlemmerbuurt, Jordaan, Grachtengordel-West, Grachtengordel-Zuid, De Weteringschans, Burgwallen-Nieuwe Zijde, Nieuwmarkt/Lastage or Oude Pijp may be let for no more than 15 nights per calendar year. Nights let from 1 January to 1 April 2026 count towards it.4,15 Applies to: Eight central areas · In force since April 1, 2026
- A new resident inherits the nights already used
- A resident who has just moved in carries on with the nights the previous resident already used in the same calendar year.13
- Report every rental period before arrival
- Each rental period must be reported to the city online before the guests arrive, with the permit, the registration number and the arrival and departure dates. A notification cannot be edited, only cancelled and made again.5,13,16
- Holiday rental and bed and breakfast cannot share an address
- A holiday rental means the whole home while the host is away; a bed and breakfast means part of the home while the host stays. An address cannot offer both.13,14
- Fire-safety rules apply
- The home or houseboat must meet the fire-safety rules.13
- Tell neighbours and give them a phone number
- Guests must not disturb the neighbours. The city asks hosts to agree clear rules with guests, tell the neighbours before the rental starts and give them a phone number to call if there is a problem.13
- Proven nuisance puts the permit at risk
- A permit rule is that the rental causes no unacceptable harm to the living environment, which means nuisance proven by objective facts that continued after the residents and the city pointed it out.5
- Bed and breakfast: 40% of the home, 4 guests, host sleeps in
- A bed and breakfast may use no more than 40% of the home, up to 61 square metres, with a maximum of 4 guests, and the host must stay at the address at night while guests are there. The host must have lived at the address for at least 6 months in the past 12 months.5,18 Applies to: Bed and breakfast
- Stays of up to six months need a short-stay permit
- Letting a home for a period of up to six months that is neither a holiday rental nor a bed and breakfast is a short stay and needs its own permit from the mayor and aldermen.5
- Paid home exchanges also need the permit
- A home exchange needs the holiday-rental permit when money, points or another payment changes hands; an exchange without any payment does not.13
Taxes
How Much Are Airbnb Taxes in Amsterdam?
Tourist tax is 12.5% of the price including cleaning fees, collected from the guest by Airbnb; a host who counts as a VAT entrepreneur adds 21% VAT, and the tourist tax is worked out on the price before VAT.
- Median nightly rate, booked nights
- US$290
- Taxes on that night (12.5%)
- US$36
- Guest pays, before Airbnb and cleaning fees
- US$326
| Tax | Rate | Collected by |
|---|---|---|
| Tourist tax (toeristenbelasting) 12.5% of the overnight price excluding VAT, with cleaning and other fees included, charged on guests not registered as residents of Amsterdam | 12.5%7,20,25 | Airbnb, unless the host is registered |
| VAT (btw) on short-stay accommodation 21% of the price from 1 January 2026 (9% before), for hosts who count as VAT entrepreneurs; Airbnb does not collect it | 21%11,12 | Host |
At Amsterdam's median booked rate of US$290 a night, the taxes collected on a booking come to about US$36 a night.
What the host still handles
- Register once with the City of Amsterdam for tourist tax, separately for each rental address, even where Airbnb or VRBO pays the tax on your behalf, and file the yearly return the city sends
- Check with the Belastingdienst whether letting makes you a VAT entrepreneur; the small-business scheme (KOR) lets entrepreneurs with turnover up to €20,000 a year skip charging VAT7,11,20,21,25
Fines
How to Avoid Airbnb Fines in Amsterdam
Fines in Amsterdam fall on hosting without the approvals described above, or outside the rules. With them in hand and the rules followed, none of the fines below apply.
- A second or later breach within four years is fined at 150% of the first fine, up to €25,750 for letting offences such as exceeding the night cap or letting without living at the address, and up to €10,300 for administrative breaches.5
- First fines for a private host: €1,500 for offering a home without a registration number, letting without a permit or not reporting a rental; €2,500 for up to 5 nights over the cap and €5,000 for 5 or more; up to €5,000 for breaking a permit condition.5,19
- Letting without actually living at the address: first fine of €9,000 for a private host and €18,000 for a business.5
- Business hosts pay higher first fines: €3,000 for a missing registration number, permit or report and up to €10,000 for breaking permit conditions or exceeding the cap.5,19
- Platforms are fined €5,000 per violation for publishing a listing without a registration number or not blocking a listing after the city's instruction.19
- A host who has been fined at least twice in five years for tourist-rental breaches can be banned from tourist rental for up to one year.5
- National ceiling under the Housing Act: administrative fines up to €27,500 for a first breach of a permit rule or night cap and €110,000 for a repeat within four years; Amsterdam's table stays below these.1,2
Changes
What's Changed in Amsterdam's Airbnb Rules, and What's Next
3 changes are scheduled after October 20, 2026; the most recent rules are listed first.
- July 1, 2028 Upcoming
- January 1, 2027 ProposedHoliday-rental permit to last up to two years
The city proposes to lengthen the holiday-rental permit from at most 1 year and 3 months to at most two years, so the fee is paid once every two years, and to require a new bed and breakfast applicant to have lived in the home for at least a year instead of half a year. The night caps stay the same. Public consultation ran from 15 May to 26 June 2026 and the council has still to decide.23,24
- January 2027 UpcomingTourist tax planned to rise from 12.5% to 16%
The coalition agreement of PRO Amsterdam and D66 (3 June 2026) plans to raise the tourist tax to 16% in 2027 and then by one percentage point a year to 20%. This is a plan, not yet a rule: the council has still to adopt the new rate in the tax ordinance, and 12.5% applies until it does.27
- October 3, 2026Escalation policy for holiday rentals updated
A new version of the policy that governs when the city lowers the night cap or stops holiday rental in a neighbourhood took effect; it adds merged neighbourhoods to the nuisance test and leaves the 15-night areas unchanged.6
- August 14, 2026Dutch law implementing the EU short-term rental regulation published
The Act of 8 July 2026 amending the Housing Act 2014 (Staatsblad 2026, 231) takes effect on a date to be set by royal decree.3
- May 20, 2026EU Regulation 2024/1028 applies
Platforms must check registration numbers at random and share booking data every month with the national contact point.10
- April 1, 202615-night limit in eight central areas
The first designation decision, signed on 24 March 2026, lowers the cap from 30 to 15 nights a year in Haarlemmerbuurt, Jordaan, Grachtengordel-West, Grachtengordel-Zuid, De Weteringschans, Burgwallen-Nieuwe Zijde, Nieuwmarkt/Lastage and Oude Pijp. A host who had already let 15 nights or more between 1 January and 1 April 2026 may not let again in 2026.4,15
- January 5, 2026Draft 15-night decision opened for comment
The city published a draft naming eight areas on 5 January 2026 and received 912 responses by 16 February 2026; the responses did not change the final decision.4
- January 1, 2026VAT on short-stay accommodation rises from 9% to 21%
Stays from 1 January 2026 carry 21% VAT, including stays paid for in 2025; this applies to hosts who count as VAT entrepreneurs.11
- January 1, 2026
- August 21, 2024Court declares Amsterdam's earlier fine table not binding
The Council of State held that the earlier fine table for holiday rental was disproportionate because it did not distinguish business from private hosts, the size of the breach or repeat offences; the council then had to adopt a graded table, which is now annex 3 of the ordinance.5,22
- January 1, 2024
Listing data
What Amsterdam's Listings Show
AirROI, a short-term-rental data firm, counted 5,320 active Airbnb listings in Amsterdam over the 12 months to September 2026. 99% of them displayed a permit, licence or registration number.
Minimum stay set on Amsterdam listings
Share of active listings by the shortest stay they accept
Minimum stay in numbers
| Shortest stay accepted | Share of listings |
|---|---|
| 1 night | 18% |
| 2 nights | 35% |
| 3 nights | 25% |
| 4–6 nights | 16% |
| 7–29 nights | 5% |
| 30+ nights | <1% |
What officials report
- 15
- Reported holiday-rental nights per 100 homes, citywide average · as of 2025The city's own 2025 figure for nights reported under the notification duty, used as the benchmark for the 15-night areas; the eight areas range from 17 nights per 100 homes in Haarlemmerbuurt to 39 in Oude Pijp.4
- 912
- Responses to the draft 15-night decision · as of February 2026Residents and organisations sent 912 views on the draft decision between 5 January and 16 February 2026; most were in favour of lowering the cap.4
Earnings
What Could an Amsterdam Short-Term Rental Earn?
The rules shape the numbers: a permit that costs €76 in the first year, a cap of 30 nights a year and taxes of 12.5% added to guests' bills. For a specific address, the Airbnb calculator estimates revenue, occupancy and nightly rate from comparable listings, so you can test the numbers before applying.
FAQ
Amsterdam Airbnb Rules: Frequently Asked Questions
Is Airbnb legal in Amsterdam?
Do I need a permit for Airbnb in Amsterdam?
How much is the Amsterdam holiday-rental permit?
How many nights can I rent out my home in Amsterdam?
Which areas have the 15-night limit?
Can I rent out a home I don't live in?
How many guests can stay in an Amsterdam holiday rental?
Does Airbnb collect tourist tax in Amsterdam?
Do I charge VAT on an Airbnb stay in Amsterdam?
What is the fine for illegal Airbnb in Amsterdam?
Must I show the registration number on my Airbnb listing?
What changes in Amsterdam in 2027?
How many Amsterdam Airbnbs are registered?
In AirROI's listing data, 99% of the 5,320 Amsterdam Airbnb listings active in the 12 months to September 2026 displayed a permit, licence or registration number. A number on a listing shows the host entered one; it doesn't confirm the permit is valid.
How much does an Airbnb make in Amsterdam?
The average Amsterdam listing earned US$38,400 in the 12 months to September 2026, according to AirROI, averaged across every active listing including those booked for only part of the year. The Amsterdam Airbnb market report breaks it down by month, property size and neighborhood.
Method
How These Rules Were Checked
Each rule on this page was checked in October 2026 against the official source cited beside it: the ordinance or statute, the permit office's own pages and the tax authority. Airbnb's help pages are cited on their own only for what Airbnb itself does, such as the taxes it collects and the permit checks it runs, and otherwise only beside an official source; news reports only for when a change was announced. Rules that could not be confirmed on an official page are left out. Pages on amsterdam.nl were read from Internet Archive copies dated April 1, 2025 to October 1, 2026 or, where the site blocks scripts (fines, 15-night limit and reporting pages), in a browser.
Rules change with council votes, court rulings and new state laws, so the page is rechecked every three months and whenever a scheduled change takes effect. It summarizes the rules for information and is not legal advice; the City of Amsterdam has the final word on any application.
Listing figures come from AirROI's tracking of 5,320 active Amsterdam Airbnb listings over the 12 months to September 2026.
Sources
Sources
Each rule above links to the source it comes from. Official ordinances, statutes and government pages come first, then Airbnb's own help pages.
- 1. Huisvestingswet 2014 · Wetten.overheid.nl
- 2. Wetboek van Strafrecht, artikel 23 (fine categories) · Wetten.overheid.nl
- 3. Staatsblad 2026, 231: Wet van 8 juli 2026 tot wijziging van de Huisvestingswet 2014 (Verordening (EU) 2024/1028) · Officiële bekendmakingen
- 4. Eerste aanwijzingsbesluit 15-nachtencriterium vakantieverhuur Amsterdam (Gemeenteblad 2026, 151001) · Gemeente Amsterdam (Officiële bekendmakingen)
- 5. Huisvestingsverordening Amsterdam 2024 · Gemeente Amsterdam (Lokale wet- en regelgeving)
- 6. Beleidsregel escalatieladder vakantieverhuur Amsterdam · Gemeente Amsterdam (Lokale wet- en regelgeving)
- 7. Verordening Toeristenbelasting 2024 · Gemeente Amsterdam (Lokale wet- en regelgeving)
- 8. Woning verhuren aan toeristen · Rijksoverheid
- 9. Wet toeristische verhuur · Volkshuisvesting Nederland (Ministry of Housing and Spatial Planning)
- 10. Europese verordening datadeelplicht kortermijnverhuur · Volkshuisvesting Nederland
- 11. Btw-tarief logies · Belastingdienst
- 12. Voorwaarden voor deelname aan de kleineondernemersregeling (KOR) · Belastingdienst
- 13. Apply for a holiday rental permit · City of Amsterdam
- 14. Holiday rentals · City of Amsterdam
- 15. 15-night limit for holiday rentals · City of Amsterdam
- 16. Report or change a holiday rental · City of Amsterdam
- 17. Apply for a holiday rental registration number · City of Amsterdam
- 18. Bed and Breakfast permit · City of Amsterdam
- 19. Boetes voor overtredingen van de woonregels · Gemeente Amsterdam
- 20. Tourist tax (toeristenbelasting) · City of Amsterdam
- 21. Register for tourist tax · City of Amsterdam
- 22. Boeteregime van gemeente Amsterdam voor vakantieverhuur is niet evenredig · Raad van State
- 23. Beleidstoelichting wijzigingen Huisvestingsverordening Amsterdam 2024 per 1 januari 2027 · Gemeente Amsterdam
- 24. Geef uw mening over de nieuwe woonregels vanaf 2027 · Gemeente Amsterdam
- 25. Occupancy tax collection and remittance by Airbnb in Netherlands · Airbnb Help Center
- 26. Amsterdam (responsible hosting) · Airbnb Help Center
- 27. Coalitieakkoord Amsterdam 2026-2030. Jouw stad is mijn stad. Ons Amsterdam. · PRO Amsterdam and D66 Amsterdam (coalition agreement, 3 June 2026)