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Tourist rentals undermine housing security

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Marnix Hazelhoff

16 juli 2025

Reading time 4 minutes

Valente, R., Bornioli, A., Vermeulen, S. J., & Russo, A. P. (2023, mei). Short-term rentals and long-term residence in Amsterdam and Barcelona: A comparative outlook.

Amsterdam has been tightening its regulations on short-term tourist rentals (like Airbnb), but until now, neighbourhood-level data has been lacking to truly understand how STRs affect permanent residents. Valente et al. fill that gap by systematically analysing the relationship between Airbnb density, rent and price dynamics, and the duration of residence.

How does it work

The authors combine three separate data sources for the period 2017–2019. First, over 160,000 geocoded Airbnb listings are converted into an STR pressure indicator per 1,000 dwellings for all neighbourhoods in Amsterdam. This indicator is then linked to Dutch CBS microdata on rent and sale prices, incomes, and residential mobility. The analysis uses panel fixed-effects models to control for unobserved neighbourhood characteristics, and mediation analysis to determine whether the effect of Airbnb pressure works through rents, purchase prices, or both. Finally, Barcelona is used as a comparative case to assess whether the Amsterdam patterns are unique or internationally recognisable.

Key findings
  • Shorter residence duration
    One additional Airbnb listing per 1,000 homes reduces the average length of stay of Amsterdam residents by more than two months.

  • Higher rents
    70% of this effect is explained by faster rising rents; the mediation analysis shows that an increasing rent index forces households to move more quickly.

  • Home prices
    In Amsterdam, rising sale prices play a smaller role, while in Barcelona they are the main driver—highlighting the importance of local rental market dynamics.

  • Spatial effects
    STR pressure is strongest in the 19th-century ring (Oud-West, Oud-Oost), moderate in the city centre (where rents are already high), and minimal at the urban fringe.

  • Policy buffer
    The introduction and enforcement of the 30-day rule reduces the effect by about 40%, but does not fully eliminate it. A measurable “Airbnb premium” remains.

What does this mean for bidders?
  • Expect rental and liveability risks
    In areas with high short-term rental activity, residents tend to move more often and social cohesion is weaker. This increases the risk of tourist-related nuisance and creates a less stable living environment, something to factor into your evaluation of the home and neighbourhood.

  • Watch local policy
    More and more cities are implementing stricter rules on Airbnb and similar platforms. These may limit your rental income and slow down price growth in areas previously inflated by STR demand. It’s important to stay informed about local developments.

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Conclusion

Airbnb activity is a clearly measurable factor influencing both liveability and pricing in Amsterdam’s housing market. Where STR pressure increases, permanent residents shorten their stay and rents rise more rapidly, even after the introduction of tighter regulations. The case of Barcelona shows that the same mechanism plays out internationally, though driven more by sale prices than rent. Within the Netherlands, cities like Utrecht, Leiden, and Rotterdam are also reporting similar tensions around tourist rentals and housing stability.

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