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
If you're thinking about running an Airbnb in the Randstad, you're looking at one of Europe's most densely populated and heavily regulated short-term rental markets.
The legal landscape varies dramatically from Amsterdam's strict 30-night cap to Rotterdam's more relaxed 60-night allowance, so your location choice directly shapes your earning potential.
This guide breaks down regulations, realistic revenues, and competition across the Randstad in 2026.
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 Randstad.
Insights
- Amsterdam's 30-night cap means even a €250/night listing generates only around €7,500 annually before expenses, making traditional "Airbnb investment" math nearly impossible in the Dutch capital.
- The weighted average daily rate across Randstad cities sits at roughly €213 per night in 2026, but median prices hover closer to €190 because premium canal-side listings pull the average up.
- Occupancy rates in core Randstad cities average 62 to 64 percent, though top hosts achieve 72 to 78 percent by optimizing for event weeks like Amsterdam Dance Event and Keukenhof season.
- Rotterdam and Utrecht both allow 60 nights per year, doubling your potential gross revenue compared to Amsterdam's stricter cap.
- Parts of Amsterdam Centrum and De Pijp face an even tighter 15-night cap starting April 2026, making these neighborhoods essentially unviable for short-term rental income.
- The Randstad hosts approximately 18,000 active short-term rental listings, with Amsterdam alone accounting for nearly 9,000, creating intense competition in tourist-heavy areas.
- Family-friendly 2 to 3 bedroom row houses at €230 to €320 per night represent clear "white space," as most supply clusters in the crowded €150 to €220 range for studios and one-bedrooms.
- Winter is not dead season in the Randstad because events like IFFR Rotterdam in late January and THIMUN in The Hague create reliable demand spikes.
Can I legally run an Airbnb in Randstad in 2026?
Is short-term renting allowed in Randstad in 2026?
As of the first half of 2026, short-term renting is allowed in the Randstad but comes with significant conditions that vary by municipality, so what works in Rotterdam might not be legal in Amsterdam.
Dutch national law gives municipalities authority to set their own registration requirements, night caps, permit systems, and reporting obligations for tourist rentals.
The most important restriction across most Randstad cities is that you must obtain a municipal registration number and, often, a permit before listing your property.
Additional restrictions commonly include annual night caps (30 nights in Amsterdam, 60 in Rotterdam and Utrecht), mandatory reporting of each rental, and requirements that the property be your primary residence.
Operating without proper registration can result in fines running into thousands of euros, and municipalities like Amsterdam actively enforce through platform integration and inspections.
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 Randstad as of 2026?
As of the first half of 2026, strict maximum nights-per-year caps exist in most Randstad cities: Amsterdam limits entire-home rentals to 30 nights annually, while Rotterdam and Utrecht allow up to 60 nights, all actively enforced through platform integrations.
These rules vary by property type and host status: caps generally apply to entire-home rentals of your primary residence, while second homes and investment properties face even stricter limitations or outright prohibitions.
Hosts track and report rental nights through the national registration system at toeristischeverhuur.nl, and platforms like Airbnb automatically block bookings once you hit your city's cap.
Exceeding the cap brings substantial municipal fines, potential platform removal, and possible legal action for operating illegal tourist accommodation.
Do I have to live there, or can I Airbnb a secondary home in Randstad right now?
In most Randstad cities, the short-term rental framework is designed around primary residences, meaning you generally need to live in the property you want to rent on Airbnb.
Secondary home and investment property owners face significant hurdles because many municipalities tie holiday rental permits to the property being your main address, effectively blocking pure investment-driven short-term rentals.
For non-primary residence properties, you would typically need a different permit type (often much harder to obtain), face stricter limitations, or find that your intended use simply is not allowed.
The key difference: primary residence hosts access standard night caps and registration, while secondary home owners often cannot legally operate short-term rentals at all in cities like Amsterdam.
Don't buy the wrong property, in the wrong area of Randstad
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Randstad right now?
Running multiple Airbnb listings in the Randstad is legally complicated because the framework in most municipalities is built around individual homeowners renting their primary residence, not professional operators managing portfolios.
While no explicit maximum number of properties is stated, the primary residence requirement makes scaling to multiple entire-home listings nearly impossible through normal channels.
Managing multiple listings brings heightened municipal scrutiny, potentially different permit categories, and a much higher compliance burden.
The regulatory reason: Randstad municipalities want to protect housing stock from becoming de facto hotels, so rules favor occasional hosts over professional short-term rental businesses.
Do I need a short-term rental license or a business registration to host in Randstad as of 2026?
As of the first half of 2026, you need at minimum a municipal registration number to legally host in most Randstad cities, and in Amsterdam and The Hague, you also need an approved permit before accepting guests.
The process involves registering through toeristischeverhuur.nl, then applying for required municipal permits, which can take several weeks depending on your city and property type.
You will typically need proof of primary residence, ownership or landlord permission, and sometimes evidence of liability insurance and fire safety compliance.
Registration is usually free or low-cost, but permit fees vary by municipality, with potential annual reporting or renewal obligations.
Are there neighborhood bans or restricted zones for Airbnb in Randstad as of 2026?
As of the first half of 2026, Amsterdam has neighborhood-specific restrictions beyond citywide rules, with parts of Centrum and De Pijp (Zuid) facing a reduced 15-night annual cap starting April 2026.
The strictest restrictions target Amsterdam's historic tourist core: Centrum, Jordaan, De Pijp, and Oud-West, where short-term rental concentration has created the most housing and livability pressure.
These zones are restricted due to heavy tourism impact, with resident complaints about noise, waste, and neighborhoods "hollowing out" as homes shift from residential to tourist use.
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 Randstad in 2026?
What's the average and median nightly price on Airbnb in Randstad in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in the Randstad is approximately €213 ($248 USD), while the median sits closer to €190 ($221 USD) because high-end properties pull the average upward.
The typical price range covering 80 percent of listings falls between €140 and €280 ($163 to $326 USD), with most standard apartments clustering in the €150 to €220 range.
The biggest pricing factor in the Randstad is location relative to transit hubs and attractions: properties near major stations or iconic sites command significant premiums.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Randstad.
How much do nightly prices vary by neighborhood in Randstad in 2026?
As of the first half of 2026, nightly prices vary roughly 2x between premium and budget neighborhoods: Amsterdam Centrum and Scheveningen beach command €280 to €400+ per night while outer districts like Amsterdam Noord average €140 to €180 ($163 to $210 USD).
The three highest-priced neighborhoods are Amsterdam Centrum (€300 to €400+/$350 to $465+ USD), Amsterdam Jordaan (€260 to €350/$303 to $408 USD), and Scheveningen beachfront (€240 to €320/$280 to $373 USD).
The three lowest-priced are Amsterdam Noord (€140 to €170/$163 to $198 USD), Rotterdam Zuid (€130 to €160/$151 to $186 USD), and Utrecht Leidsche Rijn (€145 to €175/$169 to $204 USD), though guests still choose these for good transit, more space, and better value.
What's the typical occupancy rate in Randstad in 2026?
As of the first half of 2026, typical occupancy for Airbnb listings across core Randstad cities averages 62 to 64 percent, reflecting strong year-round demand from tourism, business travel, and major events.
The realistic range spans 50 percent for newer properties up to 75 to 78 percent for top performers with excellent reviews and strategic pricing.
Randstad occupancy runs 5 to 10 percentage points higher than Dutch national averages because the region captures both leisure tourists and business travelers heading to corporate hubs like Amsterdam Zuidas.
The biggest factor for above-average occupancy is review score and response speed: properties with 4.8+ ratings and instant booking consistently outperform.
Don't sign a document you don't understand in Randstad
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What's the average monthly revenue per listing in Randstad in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in the Randstad is approximately €1,600 ($1,865 USD), though this assumes year-round rental without hitting municipal night caps.
The realistic range covering 80 percent of listings spans €900 to €2,400 ($1,050 to $2,800 USD), depending on location, property size, and pricing optimization.
Top listings in prime neighborhoods achieve €2,800 to €3,500 ($3,260 to $4,080 USD) monthly during peak seasons, roughly €280 to €350 per night at 75 percent occupancy.
Finally, note that we give here all the information you need to buy and rent out a property in Randstad.
What's the typical low-season vs high-season monthly revenue in Randstad in 2026?
As of the first half of 2026, typical monthly revenue during low season ranges from €900 to €1,300 ($1,050 to $1,515 USD), while high season generates €2,000 to €3,200 ($2,330 to $3,730 USD) for well-positioned listings.
Low season covers November through February (excluding event weeks), while high season runs late March through October, with spikes during Keukenhof (March to May), summer holidays, and Amsterdam Dance Event in late October.
What's a realistic Airbnb monthly expense range in Randstad in 2026?
As of the first half of 2026, realistic monthly operating expenses (excluding mortgage) typically range from €450 to €1,150 ($525 to $1,340 USD), depending on turnover frequency, property size, and management approach.
The largest expense category is cleaning and turnover costs at €80 to €150 ($93 to $175 USD) per changeover, adding up quickly with frequent short stays.
Hosts should expect 30 to 45 percent of gross revenue to go toward operating expenses, higher for frequent turnovers, lower for longer stays.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Randstad.
What's realistic monthly net profit and profit per available night for Airbnb in Randstad in 2026?
As of the first half of 2026, realistic monthly net profit (before mortgage and taxes) ranges from €450 to €1,150 ($525 to $1,340 USD), while profit per available night typically falls between €15 and €35 ($17 to $41 USD).
The range spans roughly breaking even for cap-restricted properties up to €1,500 ($1,750 USD) for top performers in premium locations.
Hosts typically achieve net profit margins of 25 to 40 percent of gross revenue, dropping significantly with mortgage payments or Box 3 wealth taxes.
Break-even occupancy sits around 35 to 45 percent, meaning you need roughly 11 to 14 nights monthly just to cover operating costs.
In our property pack covering the real estate market in Randstad, 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 Randstad as of 2026?
How many active Airbnb listings are in Randstad as of 2026?
As of the first half of 2026, approximately 18,000 active Airbnb listings exist across the Randstad, with Amsterdam accounting for nearly 9,000, followed by Utrecht (2,500), The Hague (1,500), and Rotterdam (1,400).
This total has remained stable as strict regulations discourage new entrants while pushing some hosts to exit, creating a mature, somewhat saturated market.
Which neighborhoods are most saturated in Randstad as of 2026?
As of the first half of 2026, the most saturated Airbnb neighborhoods are Amsterdam Centrum, Jordaan, De Pijp, and Oud-West, plus Rotterdam Centrum and Scheveningen, where listing density and booking competition are highest.
These neighborhoods saturated because they combine the strongest tourist pull (canals, museums, beaches, nightlife) with best transit, creating the concentration municipalities now regulate.
Undersaturated neighborhoods with better opportunities include Rotterdam Noord (emerging creative scene), Utrecht Lombok and Leidsche Rijn (growing with good transit), and The Hague's Statenkwartier (attractive but less touristy).
What local events spike demand in Randstad in 2026?
As of the first half of 2026, major events spiking Randstad Airbnb demand include Amsterdam Dance Event (October 21 to 25), Keukenhof (March 19 to May 10), King's Day (April 27), IFFR Rotterdam (January 29 to February 8), NN Marathon Rotterdam (April 12), and THIMUN The Hague (January 26 to 30).
During peak events, booking rates increase 30 to 60 percent and nightly rates jump 40 to 100 percent, with ADE and King's Day commanding the largest premiums.
Hosts should adjust pricing 3 to 4 months before major events to capture guests willing to pay premium rates.
What occupancy differences exist between top and average hosts in Randstad in 2026?
As of the first half of 2026, top-performing Randstad hosts (top 20 percent) achieve occupancy rates of 72 to 78 percent, significantly above average.
Average hosts see 62 to 64 percent occupancy, while poorly optimized listings struggle at 45 to 55 percent, meaning the gap represents thousands of euros in annual revenue.
New hosts typically take 6 to 12 months to reach top-performer levels, as building reviews (10 to 15 strong ones), optimizing photos, and establishing Superhost status take time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Randstad.
Which price points are most crowded, and where's the "white space" for new hosts in Randstad right now?
The most crowded price range in the Randstad is €150 to €220 ($175 to $256 USD), where studios and one-bedrooms cluster heavily and competition is most intense.
"White space" exists at €230 to €320 per night ($268 to $373 USD) for family-ready 2 to 3 bedroom properties, and in business-travel listings near Amsterdam RAI, Rotterdam Ahoy, and The Hague World Forum.
To compete in underserved segments, offer 2+ bedrooms in well-connected neighborhoods with family amenities (washer, workspace, outdoor space), characteristics undersupplied relative to demand.
Get fresh and reliable information about the market in Randstad
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property works best for Airbnb demand in Randstad right now?
What bedroom count gets the most bookings in Randstad as of 2026?
As of the first half of 2026, one-bedroom apartments and studios receive the most bookings in the Randstad, comprising about 56 percent of listings and capturing dominant demand from couples, solo travelers, and city-break visitors.
Estimated booking breakdown: studios/1-bedrooms capture 55 to 60 percent, 2-bedrooms take 25 to 30 percent, and 3+ bedrooms account for 15 to 20 percent.
One-bedrooms perform best because the Randstad's tourism profile is weighted toward weekend city breaks and business travel where guests prioritize location over space.
What property type performs best in Randstad in 2026?
As of the first half of 2026, apartments near major transit hubs and tourist cores perform best, delivering the most reliable demand and highest occupancy because they match what most visitors seek.
Occupancy by type: station-adjacent apartments achieve 65 to 75 percent, row houses in attractive neighborhoods hit 55 to 65 percent, and suburban detached houses see 45 to 55 percent.
Apartments outperform because the Randstad's compact, transit-oriented design means guests strongly prefer walkable locations over space.
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 Randstad, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used and how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Rijksoverheid | Dutch central government explaining the national legal framework for tourist rentals. | We used it to establish the national vs municipal rules framework and explain regulatory variation. |
| City of Amsterdam | The municipality enforcing rules in the largest Randstad STR market. | We used it to ground Amsterdam's permit requirements and verify night caps. |
| City of Rotterdam | Official Rotterdam rules with caps and registration requirements. | We used it for Rotterdam's 60-night cap to show regulatory variation. |
| City of Utrecht | Utrecht's official guidance on night caps and reporting. | We used it for Utrecht's 60-night cap and enforcement mechanisms. |
| City of The Hague | Municipality explaining permit and registration requirements. | We used it to show The Hague's permit approach and residence framing. |
| Toeristische Verhuur | Official national system for registration and reporting. | We used it to explain how registration works across municipalities. |
| Airbnb Help Center | Platform implementing local caps and host obligations. | We used it to cross-check Amsterdam's enforcement from platform angle. |
| AirDNA | Widely used STR data provider with consistent methodology. | We used it for ADR, occupancy, revenue, and listing counts across all core cities. |
| European Central Bank | Standard public benchmark for foreign exchange rates. | We used the January 9, 2026 rate to convert USD to EUR consistently. |
| Statistics Netherlands (CBS) | National statistics office with transparent tourism data. | We used it as demand proxy and to validate STR assumptions. |
| CBS/Kadaster House Price Index | Official property price index with transaction data. | We used it to contextualize purchase prices and explain tight yields. |
| De Nederlandsche Bank | Dutch central bank with primary lending rate data. | We used it to frame financing costs for leveraged buyers. |
| Dutch Tax Authority | Official source for wealth and investment taxation. | We used it to flag Box 3 implications for investment properties. |
| Amsterdam Dance Event | Organizer publishing dates for Amsterdam's biggest event. | We used it to identify the late October demand spike. |
| Keukenhof | Attraction's official site with 2026 season dates. | We used it to anchor the spring peak affecting nearby areas. |
| IFFR Rotterdam | Festival's published 2026 schedule. | We used it to mark the late January Rotterdam demand bump. |
| Government.nl | Central government listing official public holidays. | We used it to identify King's Day and long-weekend surges. |
| NL Times | Reputable Dutch news covering regulatory changes. | We used it to identify April 2026 neighborhood cap reductions. |
| THIMUN The Hague | Official page for major Model UN conference. | We used it to identify The Hague's January demand spike. |
| NN Marathon Rotterdam | Official page for Rotterdam's major running event. | We used it to mark an April sports-driven booking spike. |
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.
Related blog posts