What does a holiday rental in Netherlands earn?
Across the markets Terrivio tracks, gross yields in Netherlands typically range from 5–7% and net yields from 2.5–4% after operating costs and acquisition costs. The spread between the two is the whole story: platform fees, cleaning, management, utilities, insurance and local taxes usually consume 35–50% of gross revenue.
Worked example: a €350,000 property at €160 per night and 55% occupancy books about 201 nights and grosses roughly €32,160 a year (9.2% gross yield). After 25% variable costs and €5,200 fixed costs, NOI is about €18,920 — a net yield of 4.9% on the total investment of €383,250.
Purchase costs and taxes in Netherlands
Budget roughly 9.5% on top of the asking price for acquisition costs. The main component is the 8% transfer tax for non-owner-occupied homes (2026, down from 10.4%). These costs are sunk on day one, which is why Terrivio divides NOI by the total investment — not the asking price — to compute net yield.
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. It is normally collected from guests but affects your competitive nightly rate.
Short-term rental rules in 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.
Regulation is the biggest single risk in European STR investing. Terrivio's risk score weights regulatory risk at 25% and flags night caps, licence requirements and enforcement intensity for every analysed listing.
Where to look: cities and portals in Netherlands
Popular short-term rental locations include Amsterdam, Rotterdam, Utrecht, The Hague, Zeeland coast and Veluwe. Each has a different seasonality profile — Terrivio shows the 12-month revenue curve so you can see how much of the year carries the return.
Listings are mostly published on Funda, Pararius, Huispedia and Jaap. Terrivio reads these portals directly: paste the listing URL and the pipeline extracts price, size, rooms and location automatically.
How to analyse a Netherlands listing with Terrivio
- Copy the listing URL. Open the property on Funda or another supported portal and copy the address bar URL.
- Paste it into Terrivio. Terrivio scrapes the listing, geocodes the address and pulls market ADR and occupancy for the segment (property type, bedrooms, location).
- Review yield and cashflow. You get gross and net yield, NOI, monthly cashflow, break-even occupancy and 10-year IRR — using Netherlands-specific acquisition costs and taxes.
- Check risk, tax and rules. The report shows the 10-dimension risk score, the recommended tax regime for Netherlands and the STR rules that apply to the exact city.
Frequently asked questions
Is a holiday home in Netherlands a good investment in 2026?
It depends on the micro-location and on regulation. Typical net yields are 2.5–4%; the best results come from locations with year-round demand and clear licensing. Always model the net figure, not the gross.
How much are purchase costs in Netherlands?
Plan for roughly 9.5% of the price: 8% transfer tax for non-owner-occupied homes (2026, down from 10.4%), plus notary, registry and agent fees where applicable.
Do I need a licence to rent out short-term in 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.
Which Netherlands property portals does Terrivio support?
Terrivio analyses listings from Funda, Pararius, Huispedia and Jaap and 40+ other European portals. Paste any listing URL to start.