🏠 Can I rent out my home on Airbnb in Amsterdam?

Almost never without explicit written consent from your landlord. Sociale huur (social housing): practically never allowed — most tenancy contracts list subletting as immediate grounds for eviction. Free-sector rentals (vrije sector): only if your contract specifically allows it OR your landlord provides written approval. Violation: contract termination + recovery of the Airbnb income by your landlord.

There's no income cap, but the 30-night limit + 4-guest cap + 12.5% tourist tax + permit cost effectively caps gross revenue around €5,000–€8,000/year depending on your nightly rate. You must also declare this income to the Belastingdienst (Dutch tax authority) — typically taxed as income from movable property (Box 1).

Apply via amsterdam.nl/wonen-bouwen-verbouwen/woonruimte-verhuren/vergunning-vakantieverhuur-aanvragen/. You need: proof of main residency, BSN, address details, listing details. Processing: 8–12 weeks. Cost: ~€388 for the first year, renewable annually. Non-transferable — new owners must apply fresh.

Airbnb (vacation rental): whole property or part of it to tourists, max 30 nights/year, you don't need to be present. B&B (Bed & Breakfast): max 40% of your property, you MUST be present, year-round allowed, separate permit, separate quota. Different rules, different forms, different inspectors.

Yes — 12.5% of the nightly rate (status 2026). Airbnb collects and remits automatically. Booking.com and Vrbo also — Vrbo only since mid-2025. For direct bookings (off-platform), you must collect and remit yourself via the city's online form.

Specific streets in Centrum (parts of De Wallen, the Negen Straatjes area), parts of Oud-Zuid and selected blocks in De Pijp have complete vacation-rental bans where no permit can be obtained. The list is published at amsterdam.nl. Outside the banned streets, every Amsterdam neighbourhood is permitted under the standard rules since 2023 (no more exempted zones).

Fine €21,750 + retroactive income recovery + cessation order. Amsterdam's Dienst Wonen runs an active scanning operation that matches listings against the permit register. If you don't appear in the database, you'll be investigated within weeks. Anonymous neighbour complaints (via 14020) trigger immediate inspection.

Yes — under the same rules. The 30-night/4-guest/permit/tax requirements apply equally whether you rent a private room or the whole apartment. If you rent only a room and live in the others, this looks closer to a B&B-style arrangement and a B&B permit may fit better (looser quotas, stricter presence requirement).

Yes, but those nights count toward your 30-night annual quota. You still need the permit, still need to report each booking, still need to pay tourist tax. The 30 nights is a hard cap regardless of whether you're home or away.

Report anonymously via 14020 (city service line) or meldingen.amsterdam.nl. Provide: address, Airbnb listing URL if known, observed activity (frequent suitcase drops, noise patterns, key-lockbox installation), date/time. Amsterdam's enforcement team responds within ~2 weeks. The reporter stays anonymous. For active disturbance (noise after 22:00, parties), use Bij Wie? for noise complaints to route to the right help-desk.