18JUL

Amsterdam cuts short-let nights to 15

2 min read

13:12UTC

Amsterdam halved its city-centre short-let cap to 15 nights a year from 1 April, while Dutch accommodation VAT tripled to 21%, lifting the total tax load on a city-centre stay near 33.5%.

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Key takeaway

Amsterdam halved city-centre short-let nights to 15 and tripled accommodation VAT, pushing the total tax load near 33.5%.

Amsterdam cut its city-centre and De Pijp short-let cap from 30 to 15 nights a year with effect from 1 April 2026, while outer boroughs keep the 30-night limit. ¹ Separately, the Netherlands raised national accommodation VAT (value-added tax, the consumption tax charged on a stay) from 9% to 21% on 1 January. Combined with Amsterdam's 12.5% tourist levy, already Europe's highest, the total tax burden on a city-centre stay now sits near 33.5%. The Dutch national short-let registration portal remained unbuilt as of 29 May, so Amsterdam's cap operates independently of the EU framework that reached full application on 20 May , relying instead on the city's own licencing system.

Deep Analysis

In plain English

Amsterdam has cut the number of nights per year that city-centre residents can rent their homes to tourists through platforms like Airbnb. From 1 April 2026, the limit in the central city and the De Pijp neighbourhood dropped from 30 nights per year to 15. Outer Amsterdam keeps the 30-night limit. At the same time, the Netherlands increased the national tax on accommodation (VAT, a sales tax) from 9% to 21% on 1 January 2026. Combined with Amsterdam's own tourist charge of 12.5%, the total tax on staying in Amsterdam accommodation now adds up to about 33.5%, the highest of any major European city. The EU has a law (EU Regulation 2024/1028) that requires all 27 member countries to share short-let data through a national digital system called a Single Digital Entry Point, or SDEP. The Netherlands has not built its SDEP yet, so Amsterdam enforces the cap through its own local licencing system rather than the EU-wide framework.

Source Landscape

This story draws on neutral-leaning sources

Amsterdam's 12.5% tourist levy was already the highest in Europe before the January 2026 VAT tripling. The combined 33.5% tax burden on accommodation raises the effective nightly cost for a 150 euro room to roughly 200 euro in taxes, fees and levies, a burden that falls disproportionately on budget accommodation segments that cannot pass costs to price-insensitive premium travellers.

For the short-let supply, the economics invert: a 15-night cap at 180 to 220 euro per night implies gross annual revenue of 2,700 to 3,300 euro, against fixed compliance costs (licence renewal, platform fees, insurance) of roughly 800 to 1,200 euro per year. The net margin is thin enough that professional STR operators in outer Amsterdam (where the 30-night cap still applies) have a structural advantage over city-centre individual hosts.

Consensus view: Amsterdam University's Housing Research Centre and the Dutch Planbureau voor de Leefomgeving (PBL, Netherlands Environmental Assessment Agency) both assess Amsterdam's 15-night city-centre cap as the tightest absolute night limit in Western Europe. Combined with the Dutch national accommodation Value Added Tax (VAT) tripling from 9% to 21% on 1 January 2026, the total tax burden on accommodation in Amsterdam now stands near 33.5%, above the rate in any other EU capital.

Counter-view: AIRDNA's European STR analytics team notes that 15 nights per year is below the economically rational threshold for most host households: at Amsterdam's average short-let rate of 180 to 220 euro per night, 15 nights yields 2,700 to 3,300 euro in gross revenue, not enough to justify compliance costs.

AIRDNA projects that the 15-night cap will drive de-registration of city-centre listings rather than genuine compliance, shrinking the visible supply without reducing the underlying stock available for informal sub-letting.

Key tension: Whether Amsterdam's cap can be enforced without a functioning national registration system (the Netherlands has not built its EU Regulation 2024/1028 Single Digital Entry Point, unlike Spain, France and Portugal), meaning the city relies entirely on its own pre-existing licencing database to track violations.

Sources:City of Amsterdam

Mentions:Netherlands →Airbnb →Single Digital Entry Point →Portugal →France →Spain →EU Regulation 2024/1028 →Amsterdam →

First Reported In

Update #5 · Thailand halves visa-free entry

City of Amsterdam· 29 May 2026

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Causes and effects

This Event

Amsterdam cuts short-let nights to 15

A municipal night cap and a national tax rise stack independently of the EU registration framework, because the Dutch national portal that would link them remains unbuilt.

Led to

Cyprus hotels lobby to cap short-lets

STEK's proposed cap mirrors the model Amsterdam already adopted, though the hotel lobby's motive is market protection rather than tenant protection.

Occurred 14 Jul 2026

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Different Perspectives

Thailand's cabinet

Thailand's cabinet restructured entry terms into three tiers on 16 July, attributing India's promotion from visa-on-arrival to full exemption to trade and investment factors rather than tourist numbers. It kept the 500,000-baht Destination Thailand Visa untouched, running two parallel tracks for volume tourism and priced long-stay residency.

STEK (Association of Cyprus Tourist Enterprises)

STEK asked Cyprus's government on 15 July for an annual short-let rental cap, inspections, fines and a compulsory overnight levy, framing the ask as following models other European countries have adopted. The package would also close the cost gap between licensed hotels and largely unregulated short-lets, protecting STEK's own members' market share.

Canarias Se Agota

Canarias Se Agota, the platform behind the April 2024 overtourism protests, argues the 8 July law's bed-per-resident thresholds measure accommodation capacity, not the housing prices, water use and congestion that put islanders on the streets. It wants resident-facing metrics written into the excelencia duties before Adeje and Arona are formally classified.

Remote workers and long-stay visitors

Thailand's 16 July restructuring leaves the 500,000-baht Destination Thailand Visa as the only untouched long-stay route once the 60-day exemption disappears. Long-stay visitors now sort by ability to pay rather than by passport, the same effect a bed-threshold law or a short-let cap has on where they can actually live.

Mobile nomad cohort

Long-stay remote workers face a diverging map this fortnight: Korea widens its door, Greece and Spain narrow theirs by locality and contract type, and Portugal's citizenship timeline still hinges on a regulation not yet published. None of the four moves resolves the temporada loophole nomads have used to sidestep rent caps.

Portugal government / AIMA

Assistant secretary of state Rui Armindo Freitas said on 1 July that AIMA has cut its inherited caseload of roughly one million to 30,000 complex cases, with no visa-type breakdown or new deadline given. The nationality regulation implementing Lei Organica 1/2026 remains unpublished ahead of its mid-August drafting deadline.