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Rotterdam is not your typical "buy a second apartment and run it as a full-time Airbnb" city, because Dutch regulations heavily favor hosts who rent out their own primary residence.
In this guide, we break down the current short-term rental rules, realistic revenue expectations, and competitive landscape for Rotterdam Airbnb hosts in 2026.
We constantly update this blog post with the latest housing prices and Airbnb market data for Rotterdam, so you always have access to fresh information.
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 Rotterdam.
Insights
- Rotterdam caps whole-home vacation rentals at 60 nights per year, which means even at a strong €140 average nightly rate, your maximum gross revenue ceiling is roughly €8,400 annually from holiday rentals.
- Around 79% of Rotterdam Airbnb guests come from abroad, with German visitors representing the largest group, making international-friendly amenities and multilingual communication a real competitive advantage.
- The most saturated Rotterdam neighborhoods for Airbnb listings are Centrum, Kop van Zuid, and Delfshaven, while areas like Feijenoord and Katendrecht remain relatively undersaturated with strong transit links to Ahoy.
- Studios and one-bedroom apartments account for roughly 55% of Rotterdam Airbnb bookings, driven by the city's business travel and weekend city-break visitor profile.
- Rotterdam's Airbnb market shows strong seasonality, with peak months in May and August generating up to 40% more revenue than the November-February low season, except during major events like IFFR.
- Top-performing Rotterdam hosts achieve occupancy rates of 75-80%, while average hosts typically see around 65%, with the gap largely explained by professional photography and fast transit positioning.
- The B&B model in Rotterdam has no annual night limit, but requires the host to be physically present during guest stays, making it a more viable year-round income strategy than vacation rentals.
- Rotterdam's lodging tax must be collected and remitted to the municipality, typically adding around 6.5% to guest-facing costs, which most hosts pass through rather than absorb.
Can I legally run an Airbnb in Rotterdam in 2026?
Is short-term renting allowed in Rotterdam in 2026?
As of the first half of 2026, short-term renting is allowed in Rotterdam, but only under two specific models: vacation rental of your entire home while you are away, or bed-and-breakfast hosting in part of your home while you are present.
The main legal framework governing short-term rentals in Rotterdam is the municipality's "Toeristische verhuur van woningen" rules, which sit within the broader Dutch Housing Act that allows cities to regulate tourist rentals to protect local housing supply.
The single most important condition is that you can only rent out your primary residence, meaning the home where you are officially registered in the Dutch population register (BRP), which effectively blocks buy-to-let Airbnb strategies.
Additional restrictions include a mandatory registration number that must be displayed on your listing, a requirement to pre-notify each rental period to the municipality, compliance with fire safety standards, and payment of lodging tax.
Penalties for operating an illegal short-term rental in Rotterdam can include fines that escalate with repeated violations, and the municipality actively monitors compliance through platform data sharing.
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 Rotterdam as of 2026?
As of the first half of 2026, Rotterdam imposes a maximum of 60 nights per calendar year for whole-home vacation rentals ("vakantieverhuur"), while bed-and-breakfast hosting in Rotterdam has no annual night limit because the host must be present during stays.
These rules apply uniformly to all property types, but the key distinction is whether you rent your entire home while away (60-night cap applies) or rent a room while you remain on-site (no cap, B&B category).
Rotterdam hosts must track and report their rental nights through the official national tourist rental registry at toeristischeverhuur.nl, which requires pre-notification before each guest stay begins.
If a host exceeds the 60-night annual cap for vacation rentals in Rotterdam, they face potential fines from the municipality, and platforms like Airbnb may be instructed to block further bookings for that listing.
Do I have to live there, or can I Airbnb a secondary home in Rotterdam right now?
Rotterdam requires that you be the owner or main resident of the property and officially registered at that address in the Dutch population register (BRP) to legally operate a vacation rental.
Owners of secondary homes or pure investment properties generally cannot legally operate whole-home short-term rentals in Rotterdam under the current residential STR framework, because the rules are explicitly designed around primary residence hosting.
There are no special permits or conditions that allow non-primary residence short-term rentals in Rotterdam's residential housing category, making buy-to-Airbnb strategies essentially blocked within the city.
The main difference is simple: if you live there and are registered at the address, you can holiday-rent your home for up to 60 nights per year; if it is a second home, this type of tourist rental is not permitted under Rotterdam's rules.
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Can I run multiple Airbnbs under one name in Rotterdam right now?
In Rotterdam, running multiple whole-home Airbnb listings under one person's name is generally not legally possible because vacation rental permission is tied exclusively to your single primary residence.
There is no official maximum number of properties stated because the framework itself prevents this scenario: you can only have one primary residence where you are registered, so you can only legally holiday-rent one home.
No additional licensing pathways exist in Rotterdam for individuals seeking to operate multiple residential short-term rental properties, which means scaling a portfolio of Airbnbs is structurally blocked by the rules.
The main regulatory reason behind this design is Rotterdam's intent to protect housing stock by preventing residential homes from being converted into de facto tourist hotels.
Do I need a short-term rental license or a business registration to host in Rotterdam as of 2026?
As of the first half of 2026, Rotterdam requires all short-term rental hosts to obtain a registration number through the national tourist rental registry and display it prominently on their listing, but there is no separate "license" application process for basic vacation rentals.
The registration process is straightforward and free: you create an account on toeristischeverhuur.nl, verify your identity with DigiD, confirm your property details, and receive your registration number, typically within a few days.
Required documentation includes proof of identity, confirmation of your BRP registration at the property address, and acknowledgment of the rules including the 60-night cap and notification requirements.
For hosts who operate more like a structured bed-and-breakfast with additional services, the Dutch Chamber of Commerce (KVK) may require business registration depending on the scale and nature of operations, though casual primary-residence hosting typically does not trigger this.
Are there neighborhood bans or restricted zones for Airbnb in Rotterdam as of 2026?
As of the first half of 2026, Rotterdam does not publish specific neighborhood-wide bans or restricted zones for short-term rentals on its official tourist rental page, meaning the citywide rules apply uniformly across all areas.
However, there are important location-based restrictions that can effectively block hosting in certain buildings: your apartment building's homeowners association (VvE) can prohibit short-term rentals even if the city allows them, and this is common in many Rotterdam buildings.
Rotterdam explicitly states that vacation rental is not allowed in housing corporation properties (social housing), which removes a significant portion of the city's housing stock from Airbnb eligibility regardless of neighborhood.
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 Rotterdam in 2026?
What's the average and median nightly price on Airbnb in Rotterdam in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Rotterdam is approximately €140 (around $150 USD or £125), while the median nightly price sits closer to €125 (around $135 USD or £105).
The typical nightly price range covering roughly 80% of Rotterdam Airbnb listings falls between €100 and €200 (approximately $108-$215 USD), with budget-friendly rooms at the lower end and premium entire-home listings at the higher end.
The single factor with the biggest impact on nightly pricing in Rotterdam is location relative to the central attractions and transit hubs, with properties near Rotterdam Centraal, Markthal, or the Kop van Zuid waterfront commanding significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Rotterdam.
How much do nightly prices vary by neighborhood in Rotterdam in 2026?
As of the first half of 2026, nightly prices in Rotterdam can vary by €50-90 (approximately $55-100 USD) between the most expensive neighborhoods like Centrum and Kop van Zuid versus more affordable areas like Feijenoord or parts of Rotterdam Zuid.
The three neighborhoods with the highest average nightly prices in Rotterdam are Centrum (including Cool and Stadsdriehoek near Markthal) at €160-200 (around $170-215 USD), Kop van Zuid/Wilhelminapier with its waterfront skyline views at €150-190 (around $160-205 USD), and Hillegersberg-Schiebroek for larger family properties at €140-180 (around $150-195 USD).
The three neighborhoods with the lowest average nightly prices in Rotterdam are Feijenoord at €100-130 (around $108-140 USD), Charlois at €90-120 (around $97-130 USD), and parts of IJsselmonde at €85-115 (around $92-125 USD), though guests still choose these areas for their excellent metro connections and proximity to Ahoy entertainment venue.
What's the typical occupancy rate in Rotterdam in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Rotterdam is approximately 65%, representing what an average host with decent photos and reasonable pricing can realistically achieve.
The realistic occupancy rate range covering most Rotterdam listings falls between 55% and 76%, with variation driven by location quality, listing presentation, responsiveness, and pricing strategy.
Rotterdam's occupancy rates are competitive with the Dutch national average and slightly higher than many secondary European cities, benefiting from the city's strong business travel, architecture tourism, and year-round event calendar.
The single factor with the biggest impact on achieving above-average occupancy in Rotterdam is proximity to Rotterdam Centraal station combined with professional photography, as the city attracts many short business trips and weekend visitors arriving by train.
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What's the average monthly revenue per listing in Rotterdam in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Rotterdam is approximately €2,700 (around $2,900 USD or £2,250) for hosts operating year-round without legal restrictions, though legally compliant whole-home hosts are capped at much lower figures.
The realistic monthly revenue range covering roughly 80% of Rotterdam listings falls between €1,500 and €3,500 (approximately $1,600-$3,800 USD), depending on property type, bedroom count, location, and hosting model.
Top-performing Rotterdam Airbnb listings can achieve €4,000-5,000 per month (approximately $4,300-$5,400 USD) during peak seasons, which translates to roughly €140 ADR multiplied by 80% occupancy multiplied by 30 nights equals approximately €3,360 in a strong month.
However, remember that legal whole-home vacation rental hosts in Rotterdam are capped at 60 nights per year, meaning their maximum annual gross revenue is around €8,400 (approximately $9,000 USD), or an averaged €700 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Rotterdam.
What's the typical low-season vs high-season monthly revenue in Rotterdam in 2026?
As of the first half of 2026, typical monthly revenue in Rotterdam during high season reaches €3,200-4,200 (approximately $3,450-$4,500 USD), while low-season months typically generate €1,900-2,400 (approximately $2,050-$2,600 USD), representing roughly a 40-50% swing.
High season in Rotterdam runs from late April through August, with May and summer months being the busiest periods, plus major event weekends like North Sea Jazz in July; low season covers November through February, except for the International Film Festival Rotterdam (IFFR) spike in late January and early February.
What's a realistic Airbnb monthly expense range in Rotterdam in 2026?
As of the first half of 2026, the realistic monthly expense range for operating an Airbnb in Rotterdam falls between €650 and €1,200 (approximately $700-$1,300 USD) for a self-managed apartment, or €900-1,700 (approximately $970-$1,830 USD) for larger properties with higher turnover.
The single expense category that typically represents the largest share of monthly costs in Rotterdam is cleaning and laundry, often running €300-500 per month (approximately $320-$540 USD) for actively booked listings with frequent guest turnover.
Rotterdam Airbnb hosts should typically expect to spend 30-45% of gross revenue on operating expenses, including cleaning, utilities, consumables, minor repairs, platform fees, and the administrative burden of lodging tax collection and reporting.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Rotterdam.
What's realistic monthly net profit and profit per available night for Airbnb in Rotterdam in 2026?
As of the first half of 2026, a realistic monthly net profit for a legally compliant whole-home vacation rental in Rotterdam averages around €350-500 per month (approximately $375-$540 USD) when annualized, with profit per booked night of €70-100 (approximately $75-$108 USD) across the 60 allowed nights.
The realistic monthly net profit range covering most Rotterdam listings (including those operating as B&Bs with no night cap) falls between €700 and €1,400 per month (approximately $750-$1,500 USD), depending heavily on the hosting model and occupancy achieved.
Rotterdam Airbnb hosts typically achieve net profit margins of 40-55% after all operating expenses, which is healthy by European STR standards but compressed by the relatively high cleaning and turnover costs in a city-break market.
The break-even occupancy rate for a typical Rotterdam Airbnb listing is around 35-40%, meaning hosts need roughly 10-12 booked nights per month just to cover fixed and variable operating costs before generating any profit.
In our property pack covering the real estate market in Rotterdam, 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 Rotterdam as of 2026?
How many active Airbnb listings are in Rotterdam as of 2026?
As of the first half of 2026, there are approximately 900 active Airbnb listings in Rotterdam, with a reasonable range of 800-1,100 depending on how "active" is defined across different data sources.
This number has remained relatively stable compared to 2025, with modest growth of around 5-10% year-over-year, reflecting Rotterdam's regulated environment that prevents explosive STR expansion while still allowing organic growth from primary-residence hosts.
Which neighborhoods are most saturated in Rotterdam as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Rotterdam are Centrum (including Cool and Stadsdriehoek), Kop van Zuid/Wilhelminapier, Delfshaven, and Kralingen, where listing density is highest relative to visitor demand.
These neighborhoods became saturated because they concentrate Rotterdam's iconic attractions: Centrum has Markthal, Cube Houses, and Witte de Withstraat nightlife; Kop van Zuid offers Erasmus Bridge views and Hotel New York; Delfshaven provides rare "old Rotterdam" historic character; and Kralingen attracts longer-stay guests near Erasmus University and Kralingse Bos park.
Relatively undersaturated neighborhoods with better opportunities for new Rotterdam hosts include Feijenoord and Katendrecht (trendy food scene, great metro to Ahoy), parts of Noord near Blijdorp Zoo, and Overschie for budget-conscious guests who prioritize transit access over central location.
What local events spike demand in Rotterdam in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Rotterdam are the International Film Festival Rotterdam (IFFR, late January to early February), the NN Marathon Rotterdam (April), North Sea Jazz Festival (July), and major concerts and events at Rotterdam Ahoy throughout the year.
During these peak events, Rotterdam hosts typically see 30-50% increases in bookings and can command nightly rates 20-40% above normal averages, with IFFR and North Sea Jazz being particularly strong for Centrum and Kop van Zuid properties respectively.
Rotterdam hosts should adjust their pricing and block availability at least 2-3 months before major events, as early-booking travelers secure accommodations well in advance, and dynamic pricing tools can help capture the demand surge automatically.
What occupancy differences exist between top and average hosts in Rotterdam in 2026?
As of the first half of 2026, top-performing hosts in Rotterdam achieve occupancy rates of 75-80%, significantly outperforming the market through superior listing presentation, strategic pricing, and excellent guest communication.
Average Rotterdam hosts typically see occupancy rates around 65%, creating a 10-15 percentage point gap that translates to roughly €500-800 per month in lost revenue for hosts who do not optimize their listings.
New hosts in Rotterdam typically take 3-6 months to reach top-performer occupancy levels, as building review history, refining pricing, and improving listing quality all require time and guest feedback cycles.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Rotterdam.
Which price points are most crowded, and where's the "white space" for new hosts in Rotterdam right now?
The nightly price range with the highest concentration of Rotterdam Airbnb listings is €110-160 (approximately $120-$170 USD), where most standard one and two-bedroom apartments compete for the city-break and business traveler segment.
White space opportunities for new Rotterdam hosts exist at the premium end above €180 per night (approximately $195 USD) for design-forward architectural stays, and at the value end below €90 per night (approximately $97 USD) for well-located private rooms with strong amenities.
Property characteristics that allow a new host to successfully compete in underserved price segments include distinctive Rotterdam architectural features (cube house views, industrial loft conversions), family-ready setups with gardens in greener districts, or event-focused positioning with blackout curtains and late check-in for North Sea Jazz and Ahoy concert visitors.
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What property works best for Airbnb demand in Rotterdam right now?
What bedroom count gets the most bookings in Rotterdam as of 2026?
As of the first half of 2026, studios and one-bedroom apartments get the most bookings on Rotterdam Airbnb, accounting for the majority of reservations driven by solo business travelers and couple city-breakers.
The estimated booking rate breakdown by bedroom count in Rotterdam is approximately 55% for studios and one-bedrooms combined, 30% for two-bedrooms, and 15% for three-bedrooms and larger properties.
One-bedroom apartments perform best in Rotterdam specifically because the city attracts a high volume of short business trips (often 2-3 nights), weekend architecture tourists, and couples exploring the city's modern design scene, all of whom prioritize location and value over extra space.
What property type performs best in Rotterdam in 2026?
As of the first half of 2026, well-located apartments (particularly modern studios and one-bedrooms near Centrum or transit nodes) perform best for Airbnb in Rotterdam, combining strong occupancy with the city's architectural tourism appeal.
Occupancy rates across property types in Rotterdam show apartments averaging 65-70%, townhouses and row houses achieving 55-65% (but with higher nightly rates), and private rooms in shared spaces reaching 60-70% occupancy with lower revenue per booking.
Apartments outperform other property types in Rotterdam because the city's visitor profile skews toward short stays (average 4.3 nights), transit-dependent travelers, and guests specifically drawn to Rotterdam's modern architecture, meaning central apartments with good design deliver exactly what most guests want.
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 Rotterdam, 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 explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| City of Rotterdam - Tourist Rental Rules | This is the municipality's official rule page for holiday rentals and B&Bs in Rotterdam. | We used it to define what's legally allowed, the 60-night cap, registration duties, and the primary residence requirement. We also used it to separate vacation rental from B&B categories. |
| City of Rotterdam - Lodging Tax Guidance | This is the city's official tax guidance for overnight stays and what counts in the taxable price. | We used it to set the lodging-tax context and to shape the realistic expense section. We also used it to inform pricing strategy recommendations. |
| Government of the Netherlands - Tourist Rental | This is the national government's baseline explanation of renting homes to tourists. | We used it as the national context layer and to cross-check that Rotterdam's rules align with broader Dutch housing policy goals. |
| National Registration Portal | This is the national system used by participating Dutch municipalities for STR registration. | We used it to confirm Rotterdam's registration and notification requirements. We also used it to create the practical compliance checklist. |
| Airbnb Netherlands Policy Page | This is Airbnb's official guidance about Dutch registration expectations. | We used it as a secondary cross-check for registration requirements and to note that HOA rules can override hosting permissions. |
| Dutch Tax Authority - Second Home Rental | This is the official tax authority explaining how second homes are treated for Dutch tax purposes. | We used it to clarify the income-tax framing for second homes while keeping the legal hosting analysis separate from tax treatment. |
| KVK - Starting a B&B | The Dutch Chamber of Commerce is the official business registry and authority for entrepreneurship. | We used it to explain when hosting starts to look like a business operation. We also used it for the compliance checklist mindset. |
| Business.gov.nl - B&B Step-by-Step | This is the Dutch government's official business information portal in English. | We used it to cross-check that municipal rules vary and that permits may apply depending on setup. We also used it for accessibility to non-Dutch readers. |
| Airbtics - Rotterdam STR Data | Airbtics is a known short-term rental analytics provider that publishes methodology and market snapshots. | We used it for practical market-rate inputs including ADR, occupancy, and listing counts. We then adjusted outputs to comply with Rotterdam's 60-night cap. |
| AirROI - Rotterdam STR Data | AirROI is another established STR analytics platform useful for triangulating market ranges. | We used it to sanity-check listing counts and performance ranges against Airbtics. Where sources disagreed, we used conservative midpoints. |
| AirDNA - Rotterdam Market Overview | AirDNA is a leading global short-term rental data provider with comprehensive market coverage. | We used it to validate listing distribution by property type and bedroom count. We also used it to cross-reference occupancy and pricing trends. |
| CBS - Accommodation Statistics | Statistics Netherlands is the national statistics agency and standard reference for tourism data. | We used it to anchor demand context and validate how strong Dutch accommodation markets are overall. |
| IFFR - Key Dates 2026 | This is the International Film Festival Rotterdam's official schedule source. | We used it to identify the predictable demand spike in late January/early February and map pricing seasonality. |
| NN Marathon Rotterdam | This is the official event organizer's page for the 2026 marathon dates. | We used it to anchor a spring peak-demand weekend and explain which neighborhoods benefit most from the event. |
| North Sea Jazz Festival | This is the festival's official site and schedule for 2026. | We used it to anchor the major July high-demand period and connect it to South-side areas with transit to Ahoy. |
| Rotterdam Ahoy | Rotterdam Ahoy is the city's major entertainment and event venue. | We used it to explain year-round event-driven demand spikes and their impact on nearby neighborhoods. |
| De Nederlandsche Bank - Housing Market | DNB is the Dutch central bank providing high-level housing market analysis. | We used it to validate the macro housing price direction and affordability pressure context for profitability conclusions. |
| Kadaster - Dutch Land Registry | Kadaster is the definitive source for property transactions in the Netherlands. | We used it to ground the buy-side reality of property prices and support why STR profitability must be evaluated against high capital costs. |
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.
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