7 rules of its own

Property rules in Diemen

What applies in Diemen to buying, letting and splitting a property? The national rules and the municipality's own rules, with the source and the date. We assume a property you do not live in yourself.

What applies in Diemen

By topic. The rules of the municipality and the region are shown in full, the national ones in short. A short rule links to the full text and its source.

Buying

Opkoopbescherming

Municipality of Diemen

A municipality can ban letting a lower-priced home in designated neighbourhoods during the first years after purchase. With a permit it is sometimes allowed.

Price limit
€512,000 (WOZ-waarde)
Length of the ban
4 years after registration of the deed of purchase
Letting ban
Ban, everywhereExceptions: letting to family in the first or second degree; you lived there yourself first; the home is part of a shop or business premises; with a permit from the municipality

Source: Huisvestingsverordening Diemen 2026, Artikel 3.8.1 · valid from 1 July 2026 · updated on 16 October 2026

Quote from the source
Gedurende de periode van vier jaren na de datum van inschrijving in de openbare registers van de akte van levering is het verboden beschermde woonruimte te verhuren zonder verhuurvergunning opkoopbescherming van burgemeester en wethouders.
  • Btw bij nieuwbouwNational
    • VAT: 21% of the purchase price, already included in the price
    Full rule and source
  • OverdrachtsbelastingNational
    • Home, not your main residence: 8% of the purchase price
    • Not a home: 10.4% of the purchase price

    Will you live there yourself? Then other rules apply. Read the official rules

    Full rule and source

Owning

Onroerendezaakbelasting (OZB)

Municipality of Diemen

Annual municipal tax on the WOZ value. The owner pays it, and for property other than a home the user pays a share too.

Home
0.0637% of the WOZ-waarde
Not a home
0.2755% of the WOZ-waarde
Not a home
0.2618% of the WOZ-waarde

Source: Verordening onroerende-zaakbelastingen Diemen 2026, Artikel 5 · valid from 1 January 2026 · updated on 16 October 2026

Quote from the source
Het percentage bedraagt voor: a. de gebruikersbelasting voor onroerende zaken die niet in hoofdzaak tot woning dienen 0,2618% b. de eigenarenbelasting voor onroerende zaken die in hoofdzaak tot woning dienen 0,0637% c. de eigenarenbelasting voor onroerende zaken die niet in hoofdzaak tot woning dienen 0,2755%

Rioolheffing

Municipality of Diemen

Annual municipal charge for the sewer system. The municipality decides whether the owner, the user or both pay.

Owner
€251.50 per year

Source: Verordening rioolheffing Diemen 2026, Artikel 6 · valid from 1 January 2026 · updated on 16 October 2026

Quote from the source
De rioolheffing eigenarendeel bedraagt per eigendom: € 251,50.

Letting

  • Huurprijsbescherming (puntenstelsel)National
    • Social rent, points limit: 143 points
    • Social rent, highest rent: €932.93 per monthThe upper limit for social rent in 2026.
    • Mid-market rent, points limit: 186 points
    • Mid-market rent, highest rent: €1,228.07 per monthThe liberalisation limit in 2026: the top of mid-market rent.
    Full rule and source
  • Wet goed verhuurderschapNational
    Full rule and source

Short-term rental

Vakantieverhuur

Municipality of Diemen

Municipal rules for letting your home to tourists, such as a registration number, a notification per stay or a maximum number of nights a year.

Registration
Registration required, everywhere
Holiday home
Ban, everywhere

Source: Huisvestingsverordening Diemen 2026, Artikel 3.7.2 · valid from 1 July 2026 · updated on 15 October 2026

Quote from the source
Het is verboden om in de gevallen van artikel 3.7.1 woonruimte aan te bieden zonder het registratienummer van die woonruimte te vermelden bij iedere aanbieding van die woonruimte.

Toeristenbelasting

Municipality of Diemen

Tax per overnight stay that the municipality charges. You pay it to the municipality and can pass it on to your guests.

Per person per night
€3.39 per person per night

Source: Verordening toeristenbelasting Diemen 2026, Artikel 5 · valid from 1 January 2026 · updated on 16 October 2026

Quote from the source
Het tarief bedraagt per persoon per overnachting € 3,39.

Alterations and use

Splitsen en omzetten

Municipality of Diemen

A municipal permit to split a home, convert it into rooms or create additional homes.

Conversion
Permit required, only in designated areas
Creating additional homes
Permit required, only in designated areas
Splitting
Permit required, only in designated areas

Only applies in designated areas.

Source: Huisvestingsverordening Diemen 2026, Artikel 3.1.2 · valid from 1 July 2026 · updated on 15 October 2026

Quote from the source
Het is verboden om woonruimte aangewezen in artikel 3.1.1 zonder vergunning als bedoeld in artikel 21, eerste lid, aanhef en onder c, van de Huisvestingswet, van zelfstandig in onzelfstandige woonruimte om te zetten of omgezet te houden.

Onttrekken en samenvoegen

Municipality of Diemen

A municipal permit to give a home another use or to merge homes.

Withdrawal
Permit required, only in designated areas
Merging
Permit required, only in designated areas

Only applies in designated areas.

Source: Huisvestingsverordening Diemen 2026, Artikel 3.1.2 · valid from 1 July 2026 · updated on 15 October 2026

Quote from the source
Het is verboden om woonruimte aangewezen in artikel 3.1.1 zonder vergunning als bedoeld in artikel 21, eerste lid, aanhef en onder a, van de Huisvestingswet, aan de bestemming tot bewoning te onttrekken of onttrokken te houden

Selling

Coming up

Proposals and rules with a later start date. They do not apply yet and are not counted anywhere.

Selling

What we read for Diemen

Per rule: found, read without finding it, or not researched yet. Not found does not mean the rule does not exist.

  • OpkoopbeschermingShown above.
  • VerhuurvergunningNot found in Huisvestingsverordening Diemen 2026 of 1 July 2026
  • Splitsen en omzettenShown above.
  • VakantieverhuurShown above.
  • ToeristenbelastingShown above.
  • Onroerendezaakbelasting (OZB)Shown above.
  • Onttrekken en samenvoegenShown above.
  • Boetes Wet goed verhuurderschapNot researched yet.
  • RioolheffingShown above.

The fixed questions for Diemen

The same questions for every municipality, so you can compare them. Choose a question to see every municipality.

QuestionIn Diemen
May you let short term?Banned
How many nights a year may you let short term?Not found in the source
How much tourist tax do you pay per night?€3.39 per person per night
Do you need a permit to let?Not found in the source
Is the level of the rent regulated?In the whole municipality
How much transfer tax do you pay?8% of the purchase price
How much VAT do you pay on a new home?21% of the purchase price, already included in the price
Is there buy-to-let protection?In the whole municipality4 years, €512,000 (WOZ-waarde)
What is the OZB rate?0.0637% of the WOZ-waarde
Do you need a permit to split a home or let rooms?In part of the municipality
Do you pay tax on the gain when you sell?Resident 0%, non-resident 0%Change coming

This is a summary of the official rules, with the source. Read the source before you decide. It is not legal or tax advice.

Updated on 16 October 2026. As of 17 October 2026.

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