Short stay vs regular rental: what is the difference?

When you look for new accommodation in Amsterdam, sooner or later you run into "short stay" offers. Sometimes it is presented as flexible, furnished housing, ideal for expats, people working in the city temporarily, or those needing a bridging period. Our central guide on renting a room in Amsterdam sets out the standard rental routes you should consider first.

But short stay is fundamentally different from regular rental. Tenant rights are more limited, prices are higher, and the contract duration is capped. This article explains the difference and helps you decide what is best for your situation.

What exactly is short stay?

Short stay is accommodation rented out temporarily for a continuous period of minimum 1 week and maximum 6 months. In Amsterdam short stay has a legal definition in the city zoning plan: it is intended for temporary occupancy, not for permanent living.

Characteristics of short stay:

• Fully furnished (including dishes, bed linen, sometimes internet)
• All-in price (gas, water, electricity, internet included)
• Maximum stay of 6 months
• BRP registration not always possible

Short stay was originally designed by Amsterdam for international professionals on temporary assignments. The city wanted to offer something between hotels and regular rentals so that companies hosting expats had a legal middle ground. Over time the format expanded to other groups: people waiting for a purchased home to be delivered, returning Dutch professionals, and anyone in a transitional period.

What rights do you have under short stay?

This is the crucial difference. Under regular rental you have extensive tenant protection: you cannot be terminated easily, you have right to access the Huurcommissie in case of disputes, and maximum rent prices apply for the regulated segment.

Under short stay this is different. Because the contract is a temporary use contract (comparable to a hotel stay), the regular tenant protection rules sometimes do not apply. This means:

• The landlord can more easily end the contract once the term has passed
• Disputes over rent price are harder to challenge
• The rent often sits above market level for comparable permanent rentals

In 2026 the Huurcommissie has become more active in evaluating disguised short stay constructions. If you have lived in a "short stay" for more than 6 months in fact, it is worth asking for legal advice on your status.

When do you choose short stay?

Short stay is sensible if:

• You live in Amsterdam temporarily (expat assignment of 3 to 6 months)
• You are waiting for a purchased property to be delivered
• You have just arrived in Amsterdam and are still looking for permanent accommodation
• You need flexibility and do not want to be tied to a long-term contract

Short stay is not ideal if:

• You want to stay longer than 6 months
• You have a lower budget (short stay is more expensive per square metre)
• You want to register with the municipality for all benefits

For very short stays, our article on renting a room as international student covers more affordable alternatives.

How high are the prices for short stay?

Short stay is more expensive than regular rental per month. That has to do with the all-in price (furniture, utilities, administration) and the flexibility you pay for. A furnished short stay room in Amsterdam costs on average 1,200 to 1,800 euros per month, while a comparable unfurnished room under regular rental costs 800 to 1,100 euros.

Always compare what is included before drawing conclusions about price. Check our room prices per Amsterdam neighbourhood for a market overview, and our full cost guide for total budget planning.

A few price benchmarks for 2026:

• Furnished short stay studio (25 m²): 1,400 to 1,900 euros
• Furnished short stay 1-bedroom (40 m²): 1,800 to 2,500 euros
• Furnished short stay room in shared apartment (15 m²): 900 to 1,300 euros
• Regular rental room (15 m²): 600 to 850 euros

The difference per square metre is significant: short stay sits at roughly 50 to 70 euros per m² per month, regular rental at 30 to 45 euros per m² per month.

What are the pros and cons of short stay?

Pros:

• Fully furnished, you literally walk in
• Flexible: end date clearly agreed
• Utilities included: no hassle with energy contracts
• Quickly available
• English-speaking landlords more common
• Often turn-key including internet, towels and kitchenware

Cons:

• More expensive per month than regular rental
• Less tenant protection
• Maximum stay of 6 months
• BRP registration not always possible
• Not always suitable for pets or partners
• Can be limited in customisation (no painting walls, no nailing pictures)

How does the Amsterdam short stay permit system work?

Since 2017 Amsterdam has limited short stay to addresses with an explicit short stay permit from the city. This was tightened in 2022: new permits are no longer issued, and existing permits can only be transferred under strict conditions.

In practice this means:

• A landlord offering short stay must hold a valid permit
• Without permit, the rental is illegal habitation, with consequences for both landlord and tenant
• Always ask to see the permit before signing
• Check the address in the public Amsterdam short stay register if in doubt

This system was set up to protect the regular rental stock from being eroded. The city does not want owners taking properties off the long-term market to charge higher short-stay rates.

Frequently asked questions

Is short stay legal in Amsterdam?

Yes, provided the landlord has a short stay permit from the city. Without a permit it is illegal habitation. Always ask about the permit when entering into a short stay contract.

Can I register with the city during short stay?

Sometimes yes, sometimes no. This depends on the landlord and the specific location. Ask this before signing. Without BRP registration you miss the right to benefits and you cannot renew identity documents through Amsterdam.

Can I extend a short stay contract?

In principle no, because short stay is intended for a maximum of 6 months. Some landlords offer an extension, but this can lead to legal discussion about your tenant protection status.

Is short stay more expensive than a hotel?

On the long term (multiple weeks) yes, on per-night basis no. A hotel costs more per night, but with short stay you rent for at least a week. On a monthly basis short stay is cheaper than a hotel.

What if I want to stay on under a regular rental after a temporary start?

Discuss this with the landlord. Some landlords are willing to convert short stay to regular rental if you want to stay longer. Make sure you then go through a thorough rental contract checklist.

Does the lodger regulation work better than short stay for short-term stays?

For many situations yes. A lodger room offers similar flexibility (the trial period of 9 months allows the landlord to terminate easily) but at a much lower price point and with more social embedding. We at Huismaatje help match expats with lodger landlords as a quality alternative to commercial short stay.