Short-term rental rules in Europe’s big cities

Few topics in European property move as fast as the rules for short-term rentals. Cities that welcomed home-sharing a decade ago now cap nights, require licences or ban new registrations in whole neighbourhoods. An investor who bases a purchase on tourist-rental income without checking the current rules can end up with an apartment they are not allowed to let.

This guide summarises the picture in five cities as of mid-2026. It is general information and rules change often, so confirm the position with the city authority and a local lawyer before you buy or list.

Paris and Amsterdam: night caps

Paris limits rental of a primary residence to 120 nights a year and requires a registration number displayed on every advert. Hosts must declare their rental to the city, and platforms are required to cut off listings after 120 nights. Renting a secondary residence for tourists requires a change-of-use authorisation that is difficult to obtain, and the city has stepped up inspections and fines that can reach tens of thousands of euros.

Amsterdam allows a primary residence to be rented to tourists for up to 30 nights a year, for no more than four people at a time, with a registration number and a notification to the city. Much of the central canal belt is subject to further restrictions on bed-and-breakfast operations, and the city has repeatedly signalled that it wants to tighten rules further.

Barcelona and Lisbon: licences under pressure

Barcelona has not issued new tourist-apartment licences for years, and the regional government has announced that existing licences for tourist flats will not be renewed beyond 2028. A property with a current licence today is worth more to an investor, but the licence’s remaining life should be priced into the purchase. Medium-term lets of 32 days to 11 months are regulated separately and need a lease with a stated reason.

Lisbon has frozen new Alojamento Local licences in several central neighbourhoods and requires condominium owners’ consent in some circumstances. Existing licences remain transferable in many cases, so the licence status of an apartment on sale needs checking through the Registo Nacional de Alojamento Local.

London: the 90-night rule

In Greater London, short-term letting of an entire home requires planning permission if it exceeds 90 nights in a calendar year. The rule applies to the dwelling, so owners need to track nights across platforms and keep records. Leases frequently prohibit short lets altogether, which is a more common obstacle than planning law for flat owners.

The UK government is preparing a registration scheme for short-term lets in England. Until it takes effect, a host needs to check planning, lease, mortgage and insurance conditions separately, since many standard policies exclude paid guests.

The EU registration regulation

A new EU-wide Regulation on short-term rental data applies from May 2026. It requires member states to operate registration systems and gives hosts a unique number that platforms must display and check. For hosts, the practical result is that a listing without a valid number is likely to be removed, and authorities receive monthly data from platforms, which makes enforcement much easier.

• Confirm the local night cap or licence rules before making an offer
• Check the building’s statutes or lease for restrictions on tourist use
• Ask the seller for the registration number and its validity period
• Budget for local tourist tax, VAT where applicable and income tax on rental profits
• Insure for guest liability, which standard home policies rarely cover

Halvenor’s short-term rental management team runs licensed apartments in Paris, Barcelona, Edinburgh and Lisbon. If you are considering an investment, we can model returns with the actual caps and licences for the specific building.