Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Running an Airbnb in the Netherlands in 2026 means navigating one of Europe's most regulated short-term rental markets, where rules vary wildly between municipalities.
This article covers current housing prices, revenue expectations, legal requirements, and realistic expectations for hosts and investors.
We constantly update this blog post to reflect the latest regulations and market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the Netherlands.
Insights
- Amsterdam's proposed 15-night annual cap from April 2026 could cut host revenues by 50% compared to the current 30-night limit.
- Rotterdam allows 60 nights per year for vacation rentals, double Amsterdam's limit, making it one of the more host-friendly major Dutch cities.
- The VAT rate on overnight accommodation jumped from 9% to 21% in 2026, significantly impacting net margins for all short-term rental hosts.
- Amsterdam hosts earn around €5,000 per month with 80% occupancy, while Rotterdam hosts make roughly half that at €2,600.
- Fines for operating an unregistered Airbnb in the Netherlands can reach €21,750 per offense, with Amsterdam actively cross-referencing listings against databases.
- About 75,000 Airbnb listings exist across the Netherlands, but only 34% display a short-term rental license, suggesting widespread non-compliance.
- German visitors make up the largest group of Airbnb guests in Dutch cities, dominating international bookings in Amsterdam, Rotterdam, and Den Haag.
- Top-performing Airbnb properties in Amsterdam command nightly rates above €480, while entry-level listings charge around €185, a 160% price gap.
- The Netherlands requires energy labels on all vacation rental listings since 2024, a compliance step many hosts overlook.
Can I legally run an Airbnb in the Netherlands in 2026?
Is short-term renting allowed in the Netherlands in 2026?
As of the first half of 2026, short-term renting is legal in the Netherlands, but rules are set at the municipal level, meaning what's allowed in Rotterdam might be restricted in Amsterdam.
The main legal framework is the Tourist Rental of Housing Act (Wet toeristische verhuur), which since 2021 gives municipalities power to require registration, set night caps, demand permits, and enforce reporting obligations.
The most important restriction is mandatory registration through toeristischeverhuur.nl, without which your listing cannot legally appear on any platform.
Additional restrictions vary by city: Amsterdam requires a holiday rental permit (€76 in 2026), limits rentals to 30 nights per year (potentially 15 nights in some neighborhoods from April 2026), caps guests at 4 people, and mandates advance notification of each stay.
Penalties for illegal short-term rentals range from €8,700 for advertising without registration to €21,750 for repeat violations, and Amsterdam actively monitors platforms and cross-references listings with resident databases.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in the Netherlands.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in the Netherlands.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in the Netherlands as of 2026?
As of the first half of 2026, the Netherlands has no national minimum-stay requirement, but night caps vary by municipality: Amsterdam caps vacation rentals at 30 nights per year (potentially 15 in central areas from April 2026), while Rotterdam allows 60 nights annually.
These rules differ by property type and residency: vacation rentals of your entire primary residence face the strictest caps, while bed-and-breakfast setups where you remain present often have more generous allowances.
Hosts track and report rental nights through toeristischeverhuur.nl, where each stay must be reported in advance, and platforms like Airbnb are increasingly integrated with municipal tracking systems.
Exceeding the maximum brings fines starting around €8,700 per violation, potential listing removal, and in serious cases, prosecution for operating illegal tourist accommodation.
Do I have to live there, or can I Airbnb a secondary home in the Netherlands right now?
In most Dutch municipalities, rules strongly favor hosts who rent out their primary residence, meaning you must be registered as living at the address to qualify for the standard vacation rental framework.
Secondary home owners can sometimes operate short-term rentals legally, but face stricter requirements, may be classified as commercial tourist accommodation, and often need different permits.
For non-primary residence rentals, additional conditions often include KVK business registration, zoning approvals, and in Amsterdam, secondary properties now require permits starting in 2026 and cannot be used for holiday rentals.
The main difference: primary residence rentals benefit from lighter regulation and are seen as occasional income, while secondary home rentals are treated as commercial activity with higher compliance burdens.
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Can I run multiple Airbnbs under one name in the Netherlands right now?
Operating multiple Airbnb listings in the Netherlands is possible but triggers commercial accommodation rules, meaning you'll likely be treated as a business rather than an occasional host.
There's no national limit on properties one person can list, but each municipality can set restrictions, and multiple units almost always require KVK business registration plus additional permits.
Hosts with multiple listings face commercial tourism permits, potentially different zoning approvals for each property, stricter fire safety standards, and regular inspections in some municipalities.
The regulatory reason: preventing conversion of housing stock into de facto hotels, which authorities see as worsening housing shortages and changing neighborhood character.
Do I need a short-term rental license or a business registration to host in the Netherlands as of 2026?
As of the first half of 2026, you need a registration number from toeristischeverhuur.nl in municipalities that adopted the system, plus a holiday rental permit in cities like Amsterdam, but KVK business registration is only required if operating as an entrepreneur.
The registration process is straightforward: apply online with proof of identity and property ownership, and receive a registration number within days at no cost; Amsterdam's holiday rental permit costs €76 and arrives within an hour.
Required documents include BRP resident registration proof, property ownership documentation or landlord permission, VvE (homeowners' association) approval for short-term rentals, and an energy label since 2024.
Costs are minimal: registration is free, but Amsterdam's permit costs €76 in 2026 and must be renewed annually by April 1st.
Are there neighborhood bans or restricted zones for Airbnb in the Netherlands as of 2026?
As of the first half of 2026, no national neighborhood bans exist, but several municipalities have restricted zones with stricter limits, particularly in Amsterdam where parts of the old town have had vacation rentals banned since 2019.
In Amsterdam, Centrum, Jordaan, De Pijp, Oud-West, and Westerpark face the strictest restrictions, with the proposed April 2026 rule potentially reducing annual caps from 30 to 15 nights in these areas.
These zones are restricted due to housing pressure, livability concerns, noise complaints, and political pressure to prioritize housing for locals over tourist accommodation.
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in the Netherlands in 2026?
What's the average and median nightly price on Airbnb in the Netherlands in 2026?
As of the first half of 2026, average nightly prices (ADR) for Airbnb listings in the Netherlands range from €135 to €240: Amsterdam at €240 ($260), Rotterdam €135 ($145), Den Haag €145 ($155), and Utrecht €135 ($145).
The typical price range covering 80% of listings spans €100 to €350 ($108 to $377), with budget listings in smaller cities starting around €100 and premium Amsterdam properties reaching €350 or more.
Location has the biggest impact on pricing: a well-positioned Amsterdam canal-side apartment commands roughly double the rate of comparable Rotterdam or Utrecht properties.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in the Netherlands.
How much do nightly prices vary by neighborhood in the Netherlands in 2026?
As of the first half of 2026, nightly prices vary 60% to 100% between neighborhoods: Amsterdam Centrum and Jordaan command €280-€350 per night ($300-$375), while Nieuw-West or Noord average €150-€180 ($160-$195).
The three highest-priced neighborhoods are Amsterdam Centrum at €320/night ($345), Amsterdam Jordaan at €290 ($310), and Scheveningen in Den Haag at €220 ($235) due to beach proximity.
The three lowest-priced are Amsterdam Nieuw-West at €150/night ($160), Rotterdam Zuid outer areas at €110 ($120), and Den Haag Laak at €100 ($108), though guests still book these for lower prices and decent transit connections.
What's the typical occupancy rate in the Netherlands in 2026?
As of the first half of 2026, typical annual occupancy rates for Airbnb listings in the Netherlands range from 55% to 80%, with well-run listings in major cities like Amsterdam achieving 80% and smaller markets closer to 55%.
The realistic range covering most listings is 50% to 75%, with seasonal destinations like Zeeland showing more volatility while Amsterdam and Utrecht maintain steadier year-round bookings.
Dutch occupancy rates compare favorably to Europe: Amsterdam's 80% significantly exceeds the typical European city rate of 60-65%, driven by strong tourism and excellent rail connections.
The biggest factor for above-average occupancy is responsive, professional hosting: fast responses, professional photos, competitive pricing, and strong reviews consistently add 10-15 occupancy points.
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What's the average monthly revenue per listing in the Netherlands in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in the Netherlands ranges from €1,800 to €5,000 ($1,940 to $5,400): Amsterdam hosts average €5,000, Rotterdam €2,600, Den Haag €3,300, and Utrecht €3,200.
The realistic range covering 80% of listings spans €1,200 to €4,500 ($1,290 to $4,850), with lower-performing listings in secondary locations at the bottom and optimized Amsterdam properties at the top.
Top listings achieve €6,000 to €9,000 monthly ($6,450 to $9,680), particularly premium Amsterdam canal-side apartments. A top 10% Amsterdam property earning €8,900 monthly generates around €107,000 annually.
Finally, note that we give here all the information you need to buy and rent out a property in the Netherlands.
What's the typical low-season vs high-season monthly revenue in the Netherlands in 2026?
As of the first half of 2026, low season revenue in the Netherlands averages €1,000 to €2,500 ($1,075 to $2,690), while high season generates €3,500 to €7,000 ($3,770 to $7,530), a 2x to 2.5x swing.
Low season runs November through February (January-February weakest), while high season spans May through September, with peaks in April (tulips and King's Day), July, August, and Amsterdam Dance Event in October.
What's a realistic Airbnb monthly expense range in the Netherlands in 2026?
As of the first half of 2026, monthly expenses for operating an Airbnb in the Netherlands run €600 to €1,500 ($645 to $1,615) self-managed, rising to €1,200 to €2,800 ($1,290 to $3,010) with professional management.
The largest expense category is cleaning and turnover services at €80 to €150 ($86 to $161) per turnover, adding up quickly with frequent short stays.
Hosts should expect to spend 35% to 50% of gross revenue on operating expenses, with professionally managed properties or frequent turnovers at the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Netherlands.
What's realistic monthly net profit and profit per available night for Airbnb in the Netherlands in 2026?
As of the first half of 2026, realistic monthly net profit ranges from €500 to €2,500 ($540 to $2,690), with profit per available night between €25 and €70 ($27 to $75) depending on location and efficiency.
The range covering most listings spans €400 to €2,000 ($430 to $2,150), with Amsterdam properties higher and smaller city or less optimized properties lower.
Net profit margins typically range from 25% to 45% of gross revenue, with self-managed properties in strong markets reaching the higher end.
Break-even occupancy is roughly 35% to 45%, meaning you need about one-third to one-half of available nights booked just to cover expenses.
In our property pack covering the real estate market in the Netherlands, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in the Netherlands as of 2026?
How many active Airbnb listings are in the Netherlands as of 2026?
As of the first half of 2026, approximately 60,000 to 75,000 active Airbnb listings exist across the Netherlands: Amsterdam has 4,500 to 5,000, Utrecht around 2,500, Den Haag 1,200 to 1,500, and Rotterdam 1,000 to 1,400.
Supply has fluctuated due to Amsterdam's tightening regulations, while other cities and coastal areas see modest growth. The trend points toward stable or declining supply in regulated cities with growth in secondary markets.
Which neighborhoods are most saturated in the Netherlands as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Amsterdam Centrum, Jordaan, De Pijp, Oud-West, Rotterdam Centrum, Den Haag Scheveningen, and Utrecht Binnenstad.
These neighborhoods saturated because they combine historic architecture tourists seek, dense housing suitable for short-term rental, and excellent public transit for exploring each city.
Undersaturated neighborhoods with better opportunities include Amsterdam Noord (now metro-connected), Rotterdam Kralingen, Den Haag Statenkwartier, and Utrecht Oog in Al, where demand exists but competition is less intense.
What local events spike demand in the Netherlands in 2026?
As of the first half of 2026, major demand spikes come from King's Day (April 27), Amsterdam Dance Event (October 21-25), Keukenhof tulip season (March 19 to May 10), Dutch Grand Prix at Zandvoort (July), Rotterdam Marathon, TEFAF Maastricht, and RAI Amsterdam conferences.
Bookings and rates typically increase 30% to 100% during peak events: King's Day and Amsterdam Dance Event can double normal Amsterdam rates, while Keukenhof creates sustained elevated demand for nearly two months.
Hosts should adjust pricing 2 to 4 months in advance, with King's Day and ADE bookings often filling 3 to 6 months ahead for prime Amsterdam locations.
What occupancy differences exist between top and average hosts in the Netherlands in 2026?
As of the first half of 2026, top-performing hosts achieve 75% to 85% occupancy, compared to the market average of 55% to 65%, a 15 to 20 percentage point advantage translating into significantly higher revenues.
Average hosts see 50% to 65% occupancy, with properties empty roughly one-third to one-half of available nights, while top performers fill 70% to 85% through better pricing, faster responses, and superior experiences.
New hosts typically need 6 to 12 months to reach top-performer levels, though professional photos and competitive pricing can accelerate this.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in the Netherlands.
Which price points are most crowded, and where's the "white space" for new hosts in the Netherlands right now?
The most crowded price range is €120 to €180 per night ($130 to $195), representing typical mid-range one-bedroom entire homes outside Amsterdam.
Competition is fiercest at €100 to €200 nightly, while "white space" exists at €300+ for exceptional properties and €200 to €280 for well-appointed two-bedroom family-friendly homes with gardens or parking.
Characteristics for underserved segments include two-plus bedrooms for families, dedicated workspaces for longer-stay business guests, outdoor space, and premium amenities like saunas for coastal shoulder-season markets.
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What property works best for Airbnb demand in the Netherlands right now?
What bedroom count gets the most bookings in the Netherlands as of 2026?
As of the first half of 2026, one-bedroom listings get the most bookings in the Netherlands, dominating supply and capturing the largest demand share from couples and solo business travelers.
The booking breakdown: one-bedroom around 45%, two-bedroom 30%, studios 15%, and three-plus bedrooms 10%, with slight variations by city and season.
One-bedroom performs best because it matches the dominant traveler profile, offers the best price-to-experience ratio for short city breaks, and aligns with Dutch urban housing stock.
What property type performs best in the Netherlands in 2026?
As of the first half of 2026, apartments perform best for Airbnb in the Netherlands, dominating urban markets like Amsterdam, Rotterdam, and Utrecht with highest booking volumes and consistent year-round demand.
Occupancy by type: apartments 65% to 80%, row houses 60% to 75%, detached houses and villas 50% to 70% (with higher seasonal variation), and unique stays variable depending on novelty and location.
Apartments outperform because they dominate high-demand urban housing stock, offer the most straightforward compliance path, and match international visitor expectations for city-center convenience.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about the Netherlands, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and explained our methods.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Rijksoverheid - Woning verhuren aan toeristen | Dutch national government's official tourist rental rule summary. | We used it to establish the baseline national framework. We treat it as the primary source for what municipalities can regulate. |
| Volkshuisvesting Nederland - Toeristische verhuur | Official policy page explaining the Tourist Rental of Housing Act. | We used it to confirm legal tools available to cities. We cross-checked city rules against allowed mechanisms. |
| City of Amsterdam - Holiday Rentals | Amsterdam's official permit and compliance page. | We used it to verify current night caps, permit costs, and 2026 rule changes. We referenced the registration workflow. |
| Municipality of Rotterdam - Toeristische verhuur | Rotterdam's official compliance page with enforceable local rules. | We used it to confirm Rotterdam's 60-night cap and registration requirements. We distinguished vacation rentals from B&Bs. |
| Toeristischeverhuur.nl | Official national registration portal used by multiple municipalities. | We used it to confirm the registration system is operational. We explained what registration numbers mean in practice. |
| I amsterdam - Private holiday rental laws | Amsterdam's official city marketing platform with visitor-focused rules. | We used it to verify Amsterdam's headline limits. We cross-checked against municipal sources for currency. |
| AirDNA - Amsterdam market overview | Widely used STR data provider tracking Airbnb and Vrbo at scale. | We used it to anchor ADR, occupancy, RevPAR, and listing counts. We treated these as primary market performance data. |
| AirDNA - Rotterdam market overview | Standardized, comparable STR performance data across markets. | We used it for Rotterdam's ADR, occupancy, and revenue. We showed the pricing gap versus Amsterdam. |
| AirDNA - Den Haag market overview | Consistent STR KPIs difficult to obtain from public sources. | We used it to benchmark Den Haag's demand with beach access. We referenced neighborhood price examples. |
| AirDNA - Utrecht market overview | Utrecht is a key business and transit hub in the Netherlands. | We used it to anchor ADR and occupancy for a high-demand non-Amsterdam city. |
| Airbtics - Amsterdam revenue data | Detailed revenue and performance metrics for Airbnb markets. | We used it to verify Amsterdam revenue figures. We cross-referenced with AirDNA for consistency. |
| AirDNA Help Center - Revenue methodology | AirDNA's transparent calculation explanation. | We used it to understand what revenue includes. We ensured calculations align with these definitions. |
| CBS StatLine - Hotel guests and overnight stays | Netherlands' official statistics agency. | We used it to validate tourism sustains STR demand. We explained seasonality patterns. |
| NBTC - Annual Forecast overnight tourism | National tourism organization with structured forecasts. | We used it to frame 2026 demand trends. We referenced visitor dispersal policies. |
| De Nederlandsche Bank - Housing market outlook | Dutch central bank with authoritative macro housing analysis. | We used it to ground purchase-price context. We connected housing scarcity to STR regulation risk. |
| Kadaster - Quarterly housing market reports | Official Dutch land registry with primary transaction data. | We used it for realistic acquisition context. We verified that buying is competitive and expensive. |
| Business.gov.nl - KVK registration | Official government resource for business registration. | We used it to explain when hosts need entrepreneur registration. We distinguished municipal from national requirements. |
| Airbnb - Netherlands responsible hosting | Airbnb's official compliance guide for Dutch hosts. | We used it to verify platform-specific requirements. We cross-checked against municipal sources. |
| Amsterdam Dance Event - Official site | Official source for ADE dates and event information. | We used it to confirm ADE 2026 dates (October 21-25). We referenced it as a major demand driver. |
| I amsterdam - King's Day | Official city guide to King's Day events. | We used it to confirm King's Day 2026 date and demand impact. |
| I amsterdam - Changes in 2026 | Official summary of 2026 regulatory changes. | We used it to confirm the VAT increase to 21% and second-home permit requirements. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Netherlands. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.