Renting out a property in Amsterdam? Make sure you're up to date with the current rules on shared housing.
Are you renting out a property in Amsterdam, or considering buying one to rent out to multiple tenants? Then it's important to be aware of the latest regulations regarding shared housing. As of January 1, 2024, the rules have once again been tightened, with significant implications for private landlords and property investors.

What is considered shared housing?
Shared housing occurs when a property is occupied by three or more adults who do not form a household. Renting to two friends or colleagues? That’s allowed. But from three individuals onward, it is classified as shared housing, and stricter rules apply.

How many people can be registered at one address in Amsterdam?
Without a permit, no more than two people may be registered at a single address. If you wish to rent to more, you mustobtain a conversion permit, and all tenants must be properly registered with the municipality. Failure to comply can result in high fines for housing fraud.

What are the rules for shared housing in 2025?
The municipality of Amsterdam is limiting shared housing in order to prevent room-splitting and protect neighborhood livability. From 2024/2025, the rules have become stricter. Key points:

• Maximum of 2 tenants without a permit
  Renting to more than two tenants is only allowed with a conversion permit.
  
• Permit required for 3 or more tenants
  If three or more adults live together and don’t form a household, a conversion permit is mandatory. The city applies a permit cap per neighborhood and building.
  
• Individual rental contracts required
  Each tenant must have a separate rental agreement. This means the rent per room falls under the housing points system, which limits the maximum rent you can charge.

• Only 1 person per room allowed
  Couples sharing one room are not permitted in shared housing arrangements.

• Hospita rental is limited
  Subletting a room via a lodger agreement (hospita contract) is only allowed after the main tenant has lived in the property for at least 2 years, and only to one person.

• Permit expires if occupancy falls below 3
  If fewer than 3 residents are registered for more than 3 consecutive months, the permit may automatically lapse.

Our advice as rental experts
The rules are strict, the penalties are high, and the profit margins on room rentals have become tighter. Our tips:

• Want to rent safely and without risk? Stick to a maximum of 2 tenants or rent to a family.
• Still planning to rent by the room? Apply for a conversion permit in time and check if your property falls within the neighborhood quota.
• Get informed about the Housing Valuation System (WWS) to know exactly how much rent you are allowed to charge.

Have questions or want tailored advice for your situation?
At Home of Orange, we're happy to help. Get in touch or schedule a free consultation, we'll tell you what's possible and what's smart.