Do I need to register a short-term rental in Amsterdam?

Yes. A registration or licence must be in place in Amsterdam before the property is let.

How many nights a year can I let a short-term rental in Amsterdam?

15 nights per year in Amsterdam. Letting beyond that limit is not permitted without separate approval.

Does a short-term rental in Amsterdam have to be my main home?

Yes. Amsterdam requires the property to be the operator's principal or primary residence.

Do I have to keep a guest register in Amsterdam?

Yes. Amsterdam requires a register of guests to be kept for every stay.

Is there an accommodation tax on short-term rentals in Amsterdam?

No accommodation tax is recorded at this level in Amsterdam.

Are local council rules for Amsterdam included here?

Yes. The rules shown for Amsterdam are the ones that bind an operator at this level, last checked 2026-08-19.

Short-term rental rules in Amsterdam

Last checked 2026-08-19. Jurisdiction code EU-NL-AMSTERDAM.

Registration or licence	Required before letting
Night limit	15 nights per year
Primary residence	Required
Guest register	Must be kept for every stay

An assumption has been made here.

The stricter 15-night limit has been applied because the reduced cap covers only parts of Centrum and De Pijp, and a district cannot be resolved from the address we hold. If this property is outside those areas the limit is 30 nights: tell us and it will be raised. Over-capping costs bookings and is visible immediately; under-capping is silent until enforcement.

What this means in practice

Regulation (EU) 2024/1028 has applied since 20 May 2026. Where this member state operates a registration scheme, the unit needs a registration number and it must appear on every listing.
Booking platforms are required to check declared registration numbers against the national Single Digital Entry Point and to report invalid or misused numbers to the authority and to you. A wrong number risks the listing being removed.
Local rules on night caps, guest registers and tourist tax sit on top of this and vary by city. They are not covered by the EU baseline.
VAT on overnight accommodation rose from 9% to 21% on 1 January 2026 and applies to holiday lets, holiday parks and platform rentals. It also applies to bookings and prepayments taken before that date. Campsites where the guest brings their own tent, camper or caravan remain at 9%.
Tourist tax is set by the municipality and is charged on top of VAT. Cuvanti does not hold the rate for Dutch municipalities, so no amount is shown here. In Amsterdam it is among the highest in Europe, so check the current figure before pricing.
The nachtregister, a guest register, must be kept for every stay.
Where a permit is required, it must be held BEFORE the first booking, alongside the national registration number. Applying afterwards does not cure the breach.
Amsterdam allows 30 nights of holiday letting a year, reduced to 15 nights in parts of Centrum and De Pijp since 1 April 2026.
A vacation-rental permit, about EUR 76, is required in addition to the national registration number, and both must be in place before your first booking.
You must be the main resident of the property. Amsterdam holiday letting is for letting the home you actually live in.
Maximum four people at a time, including children.
You must notify the city before EVERY SINGLE rental. This is a per-booking duty, not an annual return, and Cuvanti does not file it for you.
Renting without a permit, or failing to notify in advance, carries a fine of EUR 1,500 for a private host and EUR 3,000 for a business operator. Other breaches carry materially higher maximums.

Cuvanti tracks this for your properties automatically

Night limits count across every channel you are connected to, not one platform at a time, which is the only way the number means anything. Cuvanti warns you before a booking would breach a limit, and tells you when a rule in your market changes.

See how it works

Common questions about short-term rentals in Amsterdam

Do I need to register a short-term rental in Amsterdam?: Yes. A registration or licence must be in place in Amsterdam before the property is let.
How many nights a year can I let a short-term rental in Amsterdam?: 15 nights per year in Amsterdam. Letting beyond that limit is not permitted without separate approval.
Does a short-term rental in Amsterdam have to be my main home?: Yes. Amsterdam requires the property to be the operator's principal or primary residence.
Do I have to keep a guest register in Amsterdam?: Yes. Amsterdam requires a register of guests to be kept for every stay.
Is there an accommodation tax on short-term rentals in Amsterdam?: No accommodation tax is recorded at this level in Amsterdam.
Are local council rules for Amsterdam included here?: Yes. The rules shown for Amsterdam are the ones that bind an operator at this level, last checked 2026-08-19.

This is not legal advice. It covers registration, night limits and accommodation taxes for the markets Cuvanti has configured, and does not cover every local rule, including planning controls, building and fire safety requirements, and strata or body corporate by-laws. Check your own obligations with a local adviser before you let.