From January 1, 2026, anyone who owns or intends to acquire a second home in Amsterdam will need a municipal permit. The Amsterdam city council is expected to formally adopt these rules in December 2025. This measure is part of a broader effort to reduce the estimated 2,500 to 3,000 underused second residences in the city, ease pressure on the tight housing market, and free up homes for full-time residents, tackling housing scarcity and homelessness.
The city's housing head, Zita Pels, stated that the goal is to ensure homes are not left empty long-term, noting that building new homes is expensive. She emphasised that the city views homes primarily as places for people who live and work in Amsterdam, suggesting that hotels are the appropriate choice for short-term stays.
Who Can Keep Their Current Second Home?
Existing second-home owners (those who owned one during the last three months of 2025) can apply for a permit, initially valid for three years, if they meet several conditions:
They are not registered as residents in Amsterdam.
They own no more than one second home in the city.
They or their household use the home for occasional, personal stays only.
The home is not used as an office and is not rented out to tourists (no holiday rentals).
The property is not social housing or mid-range regulated rental housing.
People who currently own a second home may initially receive a one-year permit to allow for adjustment to the new regulations.
Photo Credits: Denise Jans/Unsplash
Stricter Rules for New Second Homes from 2026
Anyone wanting to buy or start using a new second home from 2026 will face stricter requirements. In addition to meeting all the conditions for existing owners, new buyers must also prove a clear, ongoing link to Amsterdam by meeting at least one of the following criteria:
Work in Amsterdam at least 2 days per week for at least 6 months, or
Provide informal care (mantelzorg) for at least 8 hours per week to someone who lives in Amsterdam, or
Have lived and been registered as a resident in Amsterdam for at least 3 years before moving away.
Only if one of these conditions is met can the buyer obtain a second-home permit.
Cheaper Homes Excluded
A crucial part of the new system is the value threshold. The permit will not be granted if the home is valued below the city's owner-occupancy threshold.
Currently, this threshold is set at around €623,000. Properties below this value must be used as the owner’s primary residence and cannot be used as second homes at all. The threshold will be adjusted for inflation and can be changed by city politicians in the future to direct more homes toward full-time residents. The permit also excludes properties designated as social housing or mid-range regulated rentals.
How the Permit Will Work in Practice
Permits are valid for three years (with initial one-year permits for existing owners).
Owners must use the home only for their own occasional stays; regular renting or use as office space is forbidden.
If someone moves into the home permanently (e.g., a child), they must register at the address as the main resident, and the property is no longer counted as a second home.
Failing to apply for a permit or violating its rules risks fines and enforcement by the municipality.
The permit system allows for some flexibility, and civil servants will have discretion to accommodate personal situations like divorce or unforeseen circumstances.
