What does a holiday rental in Amsterdam earn?
On stock Terrivio tracks, gross yield in Amsterdam is typically 4–6% and net yield 1.5–3% after operating costs and purchase costs. The gap is the whole story: platform fees, cleaning, management, energy, insurance, community charges and local tourist tax often absorb 35–50% of gross revenue.
Worked example: a property at €525,000 let at €175 per night with 50% occupancy books about 183 nights and €32,025 of annual revenue (6.1% gross yield). After 30% variable costs and €5,800 of fixed costs, NOI is about €16,618 — 2.9% net on a total investment of €574,875.
Seasonality — do not annualise a peak week
Demand is year-round. The cap is legal supply: whole-home holiday letting is limited to 30 nights a year with a permit, and banned in several central districts. A 50% occupancy in the calculator is only valid if you have a different legal basis (e.g. B&B in your primary home, or a hotel-use property).
If the 30-night cap applies, put ~8% occupancy in the calculator (30/365) and judge the deal as a home you will live in or let long-term. The 'Amsterdam Airbnb investment' search query is usually the wrong product — this page exists to say so clearly.
Purchase costs and tax in Amsterdam
Budget about 9.5% above the asking price for acquisition costs in Netherlands. Main item: 8% transfer tax for non-owner-occupied homes (2026, down from 10.4%). These costs are gone on day one — that is why Terrivio divides NOI by total investment, not by asking price.
Private investors are taxed in Box 3 on a deemed return on net assets (around 6% notional, taxed at 36%) rather than on actual rent; a true actual-return system is planned for 2028. OZB and sewage levies are due annually.
Tourist tax: Amsterdam 12.5% of the room rate · most other cities €1–5 per night. Usually collected from guests, but it still sits inside your competitive nightly rate.
Short-term rental rules in Amsterdam
Whole-home holiday let: permit + national registration number + 30-night cap (and a ban in parts of the centre). Tourist tax is 12.5% of the room rate. Other Dutch municipalities set their own caps under the Tourist Rental Act — do not copy Amsterdam rules onto Haarlem or Rotterdam.
Country overlay (Netherlands): Amsterdam allows whole-home holiday letting for a maximum of 30 nights a year, only with a permit and national registration number, and bans it entirely in several central districts. Other municipalities set their own caps under the Tourist Rental Act.
Popular towns include Centrum, Oud-West, De Pijp, Noord and Oost. Each has a different seasonality and licence map — Terrivio scores regulation for the exact city on a listing analysis.
How to calculate yield in Amsterdam
- Estimate annual revenue. Use a blended ADR and annual occupancy, not a peak-week rate. Booked nights = 365 × occupancy. Then revenue = ADR × booked nights.
- Subtract operating costs. Variable costs (platform, cleaning, management) plus fixed costs (insurance, utilities, community fees, maintenance). A starting point in Amsterdam is 30% variable plus the fixed costs in the calculator.
- Add purchase costs to the price. Include transfer tax, notary, registry and agency — about 9.5% in Amsterdam.
- Divide NOI by total investment. That is net yield. Compare it with your mortgage rate and with a long-term rental fallback before you bid.
Frequently asked questions
Is a holiday home in Amsterdam a good investment in 2026?
It depends on licence, micro-location and whether you need the weeks yourself. Typical net yields are 1.5–3%. Always underwrite net, never gross, and never assume a peak-week rate runs 365 days.
How do I calculate rental yield in Amsterdam?
Net yield = (annual revenue − variable costs − fixed costs) ÷ (purchase price + acquisition costs). Annual revenue is ADR × 365 × occupancy. The calculator on this page does that with Amsterdam defaults.
What are purchase costs in Amsterdam?
Plan about 9.5% of the price: 8% transfer tax for non-owner-occupied homes (2026, down from 10.4%), plus notary, registry and any agency fee.
Do I need a licence to let in Amsterdam?
Whole-home holiday let: permit + national registration number + 30-night cap (and a ban in parts of the centre). Tourist tax is 12.5% of the room rate. Other Dutch municipalities set their own caps under the Tourist Rental Act — do not copy Amsterdam rules onto Haarlem or Rotterdam.