National Airbnb rules2026 34 sources cited
Is Airbnb Legal in Netherlands? 2026 Rules, Permits & Taxes
Short-term renting is legal in the Netherlands, but each city decides: most large cities need a free registration number and cap lets at 30 nights (Amsterdam, The Hague, Haarlem) or 60 nights (Rotterdam, Utrecht) a year.1,10,30
From 31 official sources, 2 Airbnb help pages and 1 news report. Not legal advice.
The short answer
Netherlands Airbnb Rules in Brief
- Registration number: free, issued at once through toeristischeverhuur.nl, and shown on every listing where the city requires it.
- Night caps: 30 a year in Amsterdam (15 in eight central areas since 1 April 2026), The Hague and Haarlem; 60 in Rotterdam and Utrecht; Zandvoort drops from 120 to 30 on 1 January 2027.
- Permits: Amsterdam €76 a year, The Hague €131.20 for three years; Rotterdam and Utrecht ask for registration and advance notification only.
- Taxes: city tourist tax (Amsterdam 12.5%, Utrecht 10%, Rotterdam 6.5%, €6.20 per person per night in The Hague and Haarlem) plus 21% VAT for hosts who count as VAT entrepreneurs.
At a glance
Netherlands Airbnb Rules at a Glance
- Permit required
- Yes
- Yearly night cap
- 30 nights
- Fine for hosting without a permit
- Up to €110,000
- Next rule change
- January 2027
The rules in brief
The rules a Netherlands host meets first, each linked to the ordinance, statute or official page it comes from. Details and exceptions follow below.
| Topic | Rule |
|---|---|
| Permit | Free registration number, requested once10,30 |
| Who can host | Host must live at the address16,23,28 |
| Building rules | No tourist rental in housing-association homes16,23 |
| Night cap | A city may cap the nights per year1,9 |
| Guests | Amsterdam: at most 4 guests16 |
| Listing display | Number on every listing1,10 |
| Platforms | EU rules on platforms from 20 May 202612,31 |
| Safety | Fire safety and smoke alarms23 |
| Insurance | Tell the home insurer23 |
| Neighbours | Host answers for guest behaviour16,23 |
Your home
Can You Host an Airbnb in Netherlands? It Depends on the Home
Whether you can host in Netherlands turns on whose home it is and whether you live there.
Your own home, rented whole while you are away
Allowed with conditionsAllowed in most large cities once you hold the registration number, report each stay in advance and stay within the city's night cap: 30 nights in Amsterdam, The Hague and Haarlem, 60 in Rotterdam and Utrecht. Amsterdam and The Hague also require a permit.9,16,21,23,29
Permit
Do You Need a Permit for Airbnb in Netherlands?
Yes. Short-term rental hosts in Netherlands need the registration number for tourist rental from municipality, through the national Registratiesysteem Toeristische Verhuur (toeristischeverhuur.nl); permits are issued by the city itself. It costs €0.1,10,30
- Who needs it
- Every host letting a home to tourists in a municipality that has introduced registration, which includes Amsterdam, The Hague, Rotterdam, Utrecht, Haarlem, Zandvoort and Noordwijk. Amsterdam and The Hague also require a holiday-rental permit.1,10,30
- Issued by
- The municipality, through the national Registratiesysteem Toeristische Verhuur (toeristischeverhuur.nl); permits are issued by the city itself
- Valid for
- The registration number does not expire. Permits depend on the city: Amsterdam until 1 April of the following year, The Hague three years.
- Processing
- Registration number: immediate by email. Amsterdam permit: within 5 days. The Hague permit: within 8 weeks.
- On listings
- The number must appear on every listing
- Platform checks
- Where a municipality requires registration, platforms may not publish an offer without the number (Huisvestingswet art. 23a(3)). Under EU Regulation 2024/1028 platforms must also check numbers at random and share booking data monthly.
Fees
| Fee | Amount |
|---|---|
| Registration numberFree of charge and issued once per home. | €0 |
| Amsterdam holiday-rental permitValid until 1 April of the following calendar year, whenever it is applied for. | €76 |
| The Hague holiday-rental permitValid for three years; the registration number and notifications are free. | €131.20 |
Who qualifies
- Most cities require the host to be registered and living at the address; second homes cannot be let to tourists in Amsterdam, Rotterdam or Haarlem
- Homes owned by housing associations (woningcorporaties) cannot be let to tourists in Amsterdam and Rotterdam
- A tenant needs the owner's permission, and an owners' association (VvE) may have to consent
- Each city sets its own night cap and guest limit
How to apply
- Check on the national overview page whether the municipality where the home stands requires registration.
- Request the registration number once at toeristischeverhuur.nl, signing in with DigiD, eHerkenning or eIDAS; it is emailed immediately.
- Where the city requires a permit (Amsterdam, The Hague), apply to the municipality and wait for the decision before the first booking.
- Show the registration number on every listing and report each stay and its number of nights to the city before the guests arrive.
- Register with the municipal tax office for tourist tax, even where Airbnb collects it.
Applications go through the official application page .
Permit rules
- Free registration number, requested once
- Where a municipality has introduced registration, the host requests a registration number once per home through the national system, signing in with DigiD, eHerkenning or eIDAS. The number is emailed straight away and costs nothing.10,30
- Number on every listing
- In a municipality that requires registration, the number must appear in every advertisement, including on Airbnb and Booking.com, and platforms may not publish an offer without it.1,10
- 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.12,31 In force since May 20, 2026
- A permit only in exceptional cases
- In exceptional situations a municipality can require a permit for tourist rental and may limit how many permits it issues in a district.10
- Amsterdam holiday-rental permit: €76
- Amsterdam requires a holiday-rental permit in addition to the registration number. It costs €76, arrives by email within 5 days and is valid until 1 April of the following calendar year.16 Applies to: Amsterdam
- The Hague holiday-rental permit: €131.20
- The Hague requires a permit that costs €131.20 and is valid for three years. The registration number comes first and may be used in advertisements, but the home may be let only once the permit is granted.20 Applies to: The Hague
Who can host
Who Can Host an Airbnb in Netherlands, and Where
- Each city sets its own rules
- National law lets a municipality choose whether to require a registration number, cap the nights a home can be let, require each stay to be reported or, in exceptional cases, require a permit. Rules therefore differ from one city to the next.9,10,13 In force since January 1, 2021
- Host must live at the address
- Amsterdam, Rotterdam and Haarlem allow whole-home tourist rental only by the person who lives at the address and is registered there as owner or main resident.16,23,28
- No second homes in Haarlem
- Haarlem does not allow a second home to be let to tourists; the host must be registered at the address and actually live there.28 Applies to: Haarlem
Local rules
Local Rules in Netherlands's 8 Largest Airbnb Markets
National law sets the floor, and local governments add their own limits on top: zones, days of the week, notice to neighbours and local taxes. These are Netherlands's largest Airbnb markets, with the share of each market's listings that display a registration or licence number where AirROI has the data.
| Market | Local registration |
|---|---|
| Amsterdam North Holland | Required |
| The Hague South Holland | Required |
| Rotterdam South Holland | Required |
| Zandvoort North Holland | Required |
| Noordwijk South Holland | Required |
| Haarlem North Holland | Required |
| Utrecht Utrecht | Required |
| Eindhoven North Brabant | None |
1. Amsterdam
North Holland
Amsterdam requires a free registration number and a €76 holiday-rental permit, and the host must live at the address. A home can be let for up to 30 nights a year to at most 4 guests, or 15 nights in eight central areas since 1 April 2026, and every stay is reported before the guests arrive.16,17,18,32
- Permit €76, valid until 1 April of the following year
- 30 nights a year; 15 nights in eight central areas since 1 April 2026
- Maximum 4 guests at a time; host must live at the address
- Tourist tax 12.5% of the overnight price, collected by Airbnb
2. The Hague
South Holland
The Hague requires a registration number and a permit that costs €131.20 and lasts three years. The resident may let the home for up to 30 nights a year and must report every stay in advance; tourist tax is €6.20 per person per night.20,21,22,32
- Permit €131.20, valid 3 years; registration number free
- Up to 30 nights a year, each stay reported in advance
- Host must be registered at the address
- Tourist tax €6.20 per person per night, collected by Airbnb
3. Rotterdam
South Holland
Rotterdam asks for a free registration number and advance notification of each stay but no permit. The resident owner or main resident may let the home for up to 60 nights a year; tourist tax (logiesbelasting) is 6.5% of the price, collected by Airbnb.23,24
- Registration number on every advertisement; nights reported in advance
- Maximum 60 nights a year while the resident is away
- Not allowed in housing-association homes; owner or VvE consent needed
- Tourist tax 6.5% of the price excluding VAT
4. Zandvoort
North Holland
Zandvoort requires a registration number and advance notification of each whole-home stay. The cap is 120 nights in 2026 and falls to 30 nights a year from 1 January 2027, for at most 6 guests a night; tourist tax is €3.30 per person per night.4,25,26
- 120 nights a year in 2026; 30 nights from 1 January 2027
- Maximum 6 guests a night; host lives at the address
- Each stay reported in advance with the registration number
- Tourist tax €3.30 per person per night, filed by the host
5. Noordwijk
South Holland
Noordwijk has required a registration number for tourist rental since June 2022. A resident may let the home for up to 30 days a year to one household or 4 people, and the registration number must appear in every advertisement; tourist tax is €2.58 per person per night.5,27
- Registration number free and instant; shown in every advertisement
- Own home up to 30 days per calendar year
- One household or at most 4 people
- Tourist tax €2.58 per person per night (€1.80 on camping-type sites)
6. Haarlem
North Holland
Haarlem lets residents rent their own home for up to 30 nights a year to at most 6 guests a night, with a registration number and advance notification of each stay. Second homes are excluded; tourist tax is €6.20 per person per night, collected by Airbnb.28,32
- Up to 30 nights a year, at most 6 guests a night
- Host registered and living at the address; no second homes
- Registration number on every advertisement; each stay reported in advance
- Tourist tax €6.20 per person per night
7. Utrecht
Utrecht
Utrecht requires a registration number and advance notification of each stay, and caps whole-home letting at 60 nights a year for up to 6 guests (8 for homes of 200 square metres or more). Tourist tax is 10% of the overnight price in 2026, filed by the host.6,29
- Up to 60 nights per calendar year
- Maximum 6 guests (8 in homes of 200 square metres or more)
- Registration number mandatory; stays reported before arrival
- Fine €150 per night over 60 nights, up to €21,750 for a later breach
8. Eindhoven
North Brabant
Eindhoven is not on the national list of municipalities that require a registration number for tourist rental, and its Huisvestingsverordening 2025-2029 contains no night cap or permit for it. Tourist tax is €5.25 per person per night in 2026.7,8,11
- No registration number, night cap or permit for tourist rental in the housing ordinance
- Tourist tax €5.25 per person per night from 1 January 2026
- Host registers with the city for tourist tax and files each year
Operating rules
Operating Rules for Netherlands Short-Term Rentals
- A city may cap the nights per year
- A municipality that has introduced registration may ban letting a home for more than a set number of nights a year. The cap differs by city and, in some cities, by neighbourhood.1,9 In force since January 1, 2021
- Report each stay before arrival
- A municipality that has set a night cap may also require the host to report every rental and its number of nights to the city before the guests arrive. Amsterdam, The Hague, Rotterdam, Utrecht, Haarlem and Zandvoort do.1,16,21,23,25,28,29
- Amsterdam: 30 nights, 15 in eight central areas
- A home in Amsterdam can normally be let for up to 30 nights per calendar year. Since 1 April 2026 the limit is 15 nights in Haarlemmerbuurt, Jordaan, Grachtengordel-West, Grachtengordel-Zuid, De Weteringschans, Burgwallen-Nieuwe Zijde, Nieuwmarkt/Lastage and Oude Pijp.16,17 Applies to: Amsterdam · In force since April 1, 2026
- Rotterdam: 60 nights
- Rotterdam allows a home to be let to tourists for no more than 60 nights per calendar year while the resident is away. The nights must be reported in advance.23 Applies to: Rotterdam
- Utrecht: 60 nights
- Utrecht allows a home to be let to tourists for up to 60 nights per calendar year, to at most 6 guests (8 for homes of 200 square metres or more). Each rental and its number of nights is reported in advance.29 Applies to: Utrecht
- The Hague: 30 nights
- The Hague allows a home to be let to tourists for up to 30 nights a year, and every stay and its number of nights must be reported in advance.21 Applies to: The Hague
- Haarlem: 30 nights
- Haarlem allows a home to be let to tourists for up to 30 nights per year, to at most 6 guests a night, and every whole-home rental is reported in advance.28 Applies to: Haarlem
- Zandvoort: 120 nights in 2026, 30 from 2027
- Zandvoort allows a whole home to be let for up to 120 nights in 2026. From 1 January 2027 the limit falls to 30 nights per year.25,26 Applies to: Zandvoort · Takes effect January 1, 2027
- Amsterdam: at most 4 guests
- A holiday rental in Amsterdam may have a maximum of 4 guests at a time.16 Applies to: Amsterdam
- Fire safety and smoke alarms
- A let home must meet the fire-safety requirements of the Building Decree (Besluit bouwwerken leefomgeving), and smoke alarms are compulsory on every floor of a home. The host stays responsible for guests in case of fire.23 In force since July 1, 2022
- Host answers for guest behaviour
- The host is responsible for guests' behaviour and for preventing nuisance to neighbours. Amsterdam asks hosts to tell neighbours before the rental starts and give them a phone number to call.16,23
- Tell the home insurer
- Rotterdam advises hosts to inform the insurer that covers building, contents and liability before letting to tourists.23
- Bed and breakfast has no night cap
- A host who lets one or two rooms while living in the home runs a bed and breakfast, which has no night cap or per-stay reporting but can still face registration, permit, guest-limit and tourist-tax rules set by the city.33
Taxes
How Much Are Airbnb Taxes in Netherlands?
Tourist tax is set by each city (6.5% to 12.5% of the price, or €2.58 to €6.20 per person per night), plus 21% VAT for hosts who count as VAT entrepreneurs.
| Tax | Rate | Collected by |
|---|---|---|
| Tourist tax (toeristenbelasting / logiesbelasting): Amsterdam, Rotterdam, The Hague, Haarlem Amsterdam 12.5% of the listing price including cleaning fee; Rotterdam 6.5% of the price; €6.20 per person per night in The Hague and Haarlem | —18,22,24,32 | Airbnb |
| Tourist tax (toeristenbelasting): other municipalities Utrecht 10% of the overnight price; per person per night €5.25 in Eindhoven, €3.30 in Zandvoort and €2.58 in Noordwijk | —4,5,6,7 | Host |
| VAT (btw) on short-stay accommodation 21% of the price from 1 January 2026 (9% before), for hosts who count as VAT entrepreneurs | 21%14,15 | Host |
What the host still handles
- Register with the municipal tax office for tourist tax before the first paying guest, including in cities where Airbnb collects and remits it
- Check with the Belastingdienst whether letting regularly makes you a VAT entrepreneur; the small-business scheme (KOR) lets entrepreneurs with turnover up to €20,000 a year skip charging VAT14,15,18,32
Fines
How to Avoid Airbnb Fines in Netherlands
Fines in Netherlands fall on hosting without the registration number for tourist rental, or outside the rules above. With it in hand and the rules followed, none of the fines below apply.
- Repeat breach within four years of a permit rule or night cap: administrative fine up to the fifth-category amount, €110,000 since 1 January 2026; the city council fixes the actual amounts in its ordinance.1,3,13
- Letting without a required permit or beyond the city's night cap: administrative fine up to the fourth-category amount, €27,500 since 1 January 2026.1,3
- Advertising without the registration number or letting without prior notification: administrative fine up to the third-category amount, €11,000 since 1 January 2026.1,3
- Utrecht example: more than 60 nights in a calendar year can cost €150 per night for a first breach, up to €21,750 for a later one.29
Changes
What's Changed in Netherlands's Airbnb Rules, and What's Next
2 changes are scheduled after October 20, 2026; the most recent rules are listed first.
- January 1, 2027 Upcoming
- January 2027 UpcomingAmsterdam tourist tax to rise from 12.5% to 16%
The coalition agreement of PRO Amsterdam and D66 presented in June 2026 raises the tourist tax to 16% of the overnight price from 2027 and by one point a year to 20% in 2031. The city council has still to adopt the rates.34
- 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 and may apply retroactively to some provisions.2
- May 20, 2026
- April 1, 2026Amsterdam halves the night cap in eight central areas
Homes in Haarlemmerbuurt, Jordaan, Grachtengordel-West, Grachtengordel-Zuid, De Weteringschans, Burgwallen-Nieuwe Zijde, Nieuwmarkt/Lastage and Oude Pijp may be let for 15 nights a year instead of 30.17
- January 1, 2026Fine categories indexed
The maximum administrative fines tied to the fine categories of the Criminal Code rose: fourth category €27,500 and fifth category €110,000.3
- January 1, 2026VAT on short-stay accommodation rises from 9% to 21%
The reduced rate no longer applies to lodging; stays from 1 January 2026 carry 21% VAT, including those paid for in 2025.14
Earnings
What Could a Short-Term Rental in Netherlands Earn?
The rules shape the numbers: a permit that costs €76 a year and a cap of 30 nights a year. For a specific address, the Airbnb income calculator estimates revenue, occupancy and nightly rate from comparable listings, so you can test the numbers before applying.
FAQ
Netherlands Airbnb Rules: Frequently Asked Questions
Is Airbnb legal in the Netherlands?
Yes. The national government says everyone should be able to rent out their home to tourists, as long as it causes no nuisance and does not come at the expense of people looking for housing. Each municipality sets the conditions, which in the large cities include a free registration number and a night cap.9,10
Do I need a permit for Airbnb in the Netherlands?
How much does the registration number or permit cost?
How many nights can I rent out my home in the Netherlands?
Can I rent out a home I do not live in?
Does Airbnb collect tourist tax in the Netherlands?
How much is the tourist tax in Amsterdam, Rotterdam and Utrecht?
Do I charge VAT on Airbnb stays in the Netherlands?
Only if you count as a VAT entrepreneur. The rate on short-stay lodging is 21% from 1 January 2026, and the Belastingdienst treats someone who regularly lets a holiday home as running a holiday-accommodation business. Entrepreneurs with turnover up to €20,000 a year can use the small-business scheme (KOR).14,15
What is the fine for illegal Airbnb rental in the Netherlands?
Must I show the registration number on my listing?
Which rules changed in 2026?
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 in a browser because the site blocks scripts; the Den Haag pages were read from Internet Archive copies dated between January 26, 2025 and June 9, 2026.
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 local authority has the final word on any application.
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. Staatsblad 2026, 231: Wet van 8 juli 2026 tot wijziging van de Huisvestingswet 2014 (Verordening (EU) 2024/1028) · Officiële bekendmakingen
- 3. Wetboek van Strafrecht, artikel 23 (fine categories) · Wetten.overheid.nl
- 4. Verordening op de heffing en invordering van toeristenbelasting Zandvoort 2026 · Gemeente Zandvoort (Lokale wet- en regelgeving)
- 5. Verordening toeristenbelasting Noordwijk 2026 · Gemeente Noordwijk (Lokale wet- en regelgeving)
- 6. Verordening toeristenbelasting gemeente Utrecht 2026 · Gemeente Utrecht (Lokale wet- en regelgeving)
- 7. Verordening op de heffing en de invordering van toeristenbelasting 2026 (Eindhoven) · Gemeente Eindhoven (Lokale wet- en regelgeving)
- 8. Huisvestingsverordening gemeente Eindhoven 2025-2029 · Gemeente Eindhoven (Lokale wet- en regelgeving)
- 9. Woning verhuren aan toeristen · Rijksoverheid
- 10. Wet toeristische verhuur · Volkshuisvesting Nederland (Ministry of Housing and Spatial Planning)
- 11. Overzicht registratieverplichting · Volkshuisvesting Nederland
- 12. Europese verordening datadeelplicht kortermijnverhuur · Volkshuisvesting Nederland
- 13. Verhoogde bestuurlijke boete bij woonfraude · Volkshuisvesting Nederland
- 14. Btw-tarief logies · Belastingdienst
- 15. Voorwaarden voor deelname aan de kleineondernemersregeling (KOR) · Belastingdienst
- 16. Apply for a holiday rental permit · City of Amsterdam
- 17. Regels vakantieverhuur deel Centrum en Pijp · Gemeente Amsterdam
- 18. Tourist tax (toeristenbelasting) · City of Amsterdam
- 19. Holiday rentals · City of Amsterdam
- 20. Vergunning of ontheffing toeristische verhuur aanvragen · Gemeente Den Haag
- 21. Vergunning woningverhuur tijdens vakantie aanvragen · Gemeente Den Haag
- 22. Toeristenbelasting · Gemeente Den Haag
- 23. Toeristische verhuur van woningen · Gemeente Rotterdam
- 24. Aangifte logiesbelasting doen · Gemeente Rotterdam
- 25. Regels toeristische verhuur · Gemeente Zandvoort
- 26. Vakantieverhuur woning wordt maximaal 30 nachten · Gemeente Zandvoort
- 27. Regels gebruik woningen · Gemeente Noordwijk
- 28. Regels vakantieverhuur · Gemeente Haarlem
- 29. Woning (onder)verhuren · Gemeente Utrecht
- 30. Registratie- en meldplicht toeristische verhuur · Gemeente Katwijk
- 31. Verordening inzake kortetermijnverhuur van accommodatie in het EU-Publicatieblad verschenen · Expertisecentrum Europees Recht (Ministry of Foreign Affairs)
- 32. Occupancy tax collection and remittance by Airbnb in Netherlands · Airbnb Help Center
- 33. Responsible hosting in the Netherlands · Airbnb Help Center
- 34. Amsterdam verhoogt toeristenbelasting stapsgewijs naar 20 procent · Hospitality Management