Airbnb rules in Amsterdam 2026: 30 nights, the 15-night neighbourhoods and the permit
The permit, the registration number and the notification before every stay, the 30-night cap and the eight 15-night neighbourhoods, B&B rules, fines, and what all this leaves for a co-host.
Sources listed, last checked
General information, not legal or tax advice. Rules differ by country and city and change often, so check the official source and ask a qualified adviser before you act.
Airbnb rules in Amsterdam allow holiday letting of a whole home only if you live there yourself: you need a permit, a registration number in every listing and a notification before every stay, with at most four guests and at most 30 nights a year.13 Since 1 April 2026 the cap is 15 nights in eight neighbourhoods in Centrum and De Pijp.2 For a co-host, that leaves a small, seasonal job rather than a full-time unit.
Key takeaways
- Only a resident registered at the address can get the €76 holiday rental permit, and it is personal and tied to the home.13
- The cap is 30 nights per calendar year, and 15 in eight named neighbourhoods since 1 April 2026; Helmersbuurt may follow on 1 January 2027.26
- Every stay must be notified before guests arrive, by the registered resident, and at most four guests may stay.14
- A first fine for a private host runs from €1,500 for a missing notification to €9,000 for letting a home nobody lives in.1
In this guide
- Vakantieverhuur in Amsterdam: the permit, the number and the notification
- Main resident only, and four guests at most
- The 30-night cap and the 15-night neighbourhoods
- B&B rules versus holiday letting
- Fines from the Huisvestingsverordening
- Tourist tax in short
- What this means for a co-host
- Co-host checklist before you sign
- Questions people ask
- Sources
This page goes deeper than the Amsterdam section of the rules guide. Stays of a month or more are in mid-term rentals in Amsterdam.
Vakantieverhuur in Amsterdam: the permit, the number and the notification
Amsterdam’s housing ordinance, the Huisvestingsverordening Amsterdam 2024, covers every home in the city and recognises three forms of tourist letting: holiday letting (vakantieverhuur), B&B and short stay.1 Holiday letting of your own home while you are away needs three things.
- A registration number. It is forbidden to offer a home for tourist letting without its registration number in every advertisement, on Airbnb, Booking.com or anywhere else.13
- A permit. It costs €76, arrives by email within 5 days and is valid until 1 April of the following year.3 The ordinance makes it personal and tied to the home.1
- A notification before every stay. You report the arrival and departure dates online before guests arrive. You cannot change a notification, only cancel the whole period before it starts, and you must cancel it yourself, with DigiD.4
After each notification the city sends a confirmation showing how many nights you have used and how many are left.4
Main resident only, and four guests at most
The permit conditions are strict about who lives in the home.13
- You live there. The applicant must be registered at the address in the population register (BRP) and have the centre of their life there.
- You notify. The notification must be made by the resident who is registered at the address.
- Four guests. At most four people may stay, in a self-contained home let exclusively to them.
- No nuisance. Persistent, proven nuisance after warnings breaks the permit conditions.
- No housing association homes. The city adds that a tenant of a private landlord needs the owner’s permission, and that a building’s owners’ association (VvE) may need to agree.
You cannot hold a holiday rental permit and a B&B permit at the same address. A new resident inherits the nights the previous resident already used that year.13
The 30-night cap and the 15-night neighbourhoods
The ordinance forbids holiday letting of a home for more than 30 nights per calendar year, and lets the city designate areas with a 15-night cap or a ban.1 The Eerste aanwijzingsbesluit, adopted on 24 March 2026 and in force since 1 April 2026, sets the 15-night night cap in exactly these eight neighbourhoods:2
- Burgwallen-Nieuwe Zijde
- De Weteringschans
- Grachtengordel-West
- Grachtengordel-Zuid
- Haarlemmerbuurt
- Jordaan
- Nieuwmarkt/Lastage
- Oude Pijp
The city’s neighbourhood map (gebiedsindeling) decides which side of a boundary a street falls on.2 The city first planned 11 neighbourhoods, but its 2025 survey showed only eight still met the criteria, so older lists may be wrong.2 If you had already let 15 nights or more between 1 January and 1 April 2026, you may not let the home again for the rest of 2026.5
The rule sits on an escalation ladder: the next step after a 15-night cap is a ban in a neighbourhood, set at first for three years.8 On 5 October 2026 the city proposed a 15-night cap for Helmersbuurt from 1 January 2027, with comments open until 8 November 2026.6 Treat that as a proposal until a new decision is published.
Rotterdam and Utrecht both allow 60 nights a year and The Hague 30; see the guides for Rotterdam, Utrecht and The Hague.
Changes planned for 2027
A new version of the housing ordinance is due on 1 January 2027. The consultation, which closed on 26 June 2026, proposed a two-year holiday rental permit and a new chance to get a B&B permit, among other changes. The city council takes the final decision.7 We found no adopted text on 2 November 2026.
B&B rules versus holiday letting
A B&B is a different permit with different limits.1
Holiday letting and B&B in Amsterdam compared (Huisvestingsverordening, checked 2 November 2026)
| Point | Holiday letting | B&B |
|---|---|---|
| Who | Resident registered at the address | Resident registered at the address, who sleeps there during every stay |
| What is let | The whole self-contained home | Part of the home, at most 40% of the floor area and 61 m² |
| Guests | At most 4 | At most 4, and at most 4 sleeping places |
| Night cap | 30 a year, 15 in eight neighbourhoods | None in the ordinance |
| Notification per stay | Yes | No |
| Permit | Calendar year plus three months, €763 | Quota per neighbourhood, valid until 1 July 2028 |
| Both at one address | Not allowed | Not allowed |
Source for the table, unless marked: the Huisvestingsverordening, articles 3.7.3 to 3.9.6.1
Fines from the Huisvestingsverordening
Fine table 4 of the ordinance sets these first fines for holiday letting, with higher amounts for business letting:1
First fines for holiday letting in Amsterdam (table 4, Huisvestingsverordening Amsterdam 2024)
| Offence | Private host | Business |
|---|---|---|
| No registration number, no permit, no notification or no BRP registration | €1,500 each | €3,000 each |
| Up to 5 nights over the cap | €2,500 | €5,000 |
| 5 or more nights over the cap | €5,000 | €10,000 |
| One guest too many | €2,500 | €5,000 |
| Two or more guests too many | €5,000 | €10,000 |
| Nobody actually lives in the home, under six months | €5,000 | €13,500 |
| Nobody actually lives in the home | €9,000 | €18,000 |
A second offence within four years costs 150% of the first fine, and a third up to €10,300 for the administrative offences or €25,750 for the others. When several offences are found together, table 6 adds them up: with a serious or nuisance offence involved, to at most €13,500 for a private host or €18,000 for a business, and each extra administrative offence adds €750 for a private host.1 The city can also revoke the permit for exceeding the cap or skipping notifications, and impose an order subject to a penalty (last onder dwangsom).12
Tourist tax in short
Amsterdam’s tourist tax is 12.5% of the overnight price excluding VAT.9 Airbnb collects it on its own bookings, at 12.5% of the listing price including any cleaning fee.10 Bookings from other channels are your responsibility. For what remains to file, see tourist tax in Amsterdam.
What this means for a co-host
Is managing a holiday rental in Amsterdam realistic? As a business, hardly. The ordinance is built around a resident who lets their own home a few weeks a year.1 That leaves a co-host a narrow role:
- What you can do. Run the listing, guest messages, check-in, cleaning and pricing for the nights the resident is away.
- What you cannot take over. The permit stays personal, and the notification must be made by the registered resident, who also cancels it with their own DigiD.14
- Your exposure. The bans are worded impersonally, such as a ban on offering a home without its number, not addressed only to the owner. Our reading is that a co-host who publishes the listing could also be fined, so get legal advice before you sign.1
- The money. With 15 or 30 nights a year, the commission is small (see the example below). It works as an add-on for clients who travel, or alongside units in other cities.
- Longer stays are no way out: short stay of a whole home needs a permit that is rarely granted. See mid-term rentals.
Worked example: One resident’s flat, 30 nights against 15 nights (illustration)
A resident lets their flat at €220 a night while away. The co-host takes 20% of what Airbnb pays out. Most hosts pay Airbnb a 15.5% fee.11 Cleaning fees, VAT and costs are left out to keep the sum simple. A 30-night neighbourhood: 30 × €220 = €6,600. Airbnb fee 15.5% = €1,023. Payout €5,577. Co-host share 20% = €1,115.40 a year. Jordaan, a 15-night neighbourhood: 15 × €220 = €3,300. Airbnb fee 15.5% = €511.50. Payout €2,788.50. Co-host share 20% = €557.70 a year. One notification missed in either case costs the resident a €1,500 fine, more than the co-host earns in Jordaan in a year.1
The figures are an illustration, not a forecast; use the revenue calculator for your own numbers.
Co-host checklist before you sign
- Address. Which neighbourhood is it in on the city’s map, 30 nights or 15?2
- Permit. Does the resident hold a valid permit, and until when?3
- Residence. Is the resident registered at the address and actually living there?1
- Nights left. How many nights has the resident already notified this year?4
- Notifications. Who reminds the resident to notify each stay before arrival, and how do you check it was done?4
- Guests. Is the listing set to at most four guests?1
- Building and lease. Does the landlord or VvE agree?3
- Tax. Which channels does Airbnb not cover for tourist tax?10
- In writing. Who pays a fine, and can you stop work if the rules are broken? See the management agreement.
Questions people ask
How many nights can I rent out my home on Airbnb in Amsterdam?
At most 30 nights per calendar year, and at most 15 in Burgwallen-Nieuwe Zijde, De Weteringschans, Grachtengordel-West, Grachtengordel-Zuid, Haarlemmerbuurt, Jordaan, Nieuwmarkt/Lastage and Oude Pijp since 1 April 2026.12 The city also proposes 15 nights in Helmersbuurt from 1 January 2027, but that was not yet decided on 2 November 2026.6
Do I need a permit for holiday rental in Amsterdam?
Can someone else manage my Amsterdam holiday rental?
They can help, but the permit is personal and tied to the home, and the ordinance says the notification of each stay must be made by the resident registered at the address.1 A co-host can handle guests, cleaning and the listing, but not take over the permit or the notifications.
What is the fine for illegal holiday rental in Amsterdam?
For a private host, a first fine is €1,500 for each administrative offence, such as no permit, no registration number or no notification, €2,500 to €5,000 for too many nights or guests, and €9,000 for letting a home nobody actually lives in. A second offence within four years costs 150% of the first fine.1
Is a B&B allowed in Amsterdam?
Only with a separate B&B permit under a quota per neighbourhood. You must live there and sleep there while guests stay, the B&B may take at most 40% of the floor area up to 61 square metres, and it may host at most four guests.1
Sources
All sources checked .
- Gemeente Amsterdam, “Huisvestingsverordening Amsterdam 2024”, Version in force from 1 January 2026, articles 3.7.2 to 3.9.6 and fine tables 4 to 6, in Dutch
- Gemeente Amsterdam, “Eerste aanwijzingsbesluit 15-nachtencriterium vakantieverhuur Amsterdam (Gemeenteblad 2026, 151001)”, Adopted 24 March 2026, published 31 March 2026, in force 1 April 2026, in Dutch
- City of Amsterdam, “Apply for a holiday rental permit”
- City of Amsterdam, “Report or change a holiday rental”
- Gemeente Amsterdam, “Regels vakantieverhuur deel Centrum en Pijp”, In Dutch
- City of Amsterdam, “Plan to reduce holiday rentals in Helmersbuurt”, News, 5 October 2026
- Gemeente Amsterdam, “Inspraak aanpassingen Huisvestingsverordening 2027”, Consultation closed 26 June 2026, in Dutch
- Gemeente Amsterdam, “Beleidsregel escalatieladder vakantieverhuur Amsterdam”, In force from 1 January 2026, in Dutch
- City of Amsterdam, “Tourist tax (toeristenbelasting)”
- Airbnb Help Centre, “Occupancy tax collection and remittance by Airbnb in Netherlands”
- Airbnb Help Centre, “Airbnb service fees”
We check every figure against the sources above. Spotted something out of date? Email systemen@hostproacademy.com with the guide title.
About HostPro Academy
The team behind this guide
These guides are written by the team behind HostPro Academy, a training programme for building a short-term rental management business. The rules, registration and tax part of that programme is covered in lessons 4.1, 4.2, 5.1 and 5.2.