7 rules of its own

Property rules in Haarlem

What applies in Haarlem 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 Haarlem

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 Haarlem

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
€495,948 (WOZ-waarde)This amount moves with an index every year, so today it is higher.
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 Zuid-Kennemerland/IJmond, Haarlem 2026, Artikel 3.4.1 · valid from 1 January 2026 · updated on 16 October 2026

Quote from the source
Als woonruimten waarvoor de vergunningplicht geldt als bedoeld in artikel 41 van de wet zijn alle woonruimten aangewezen, gelegen in de gemeente Haarlem, die op het moment van inschrijving in de openbare registers van de akte van levering aan de nieuwe eigenaar een WOZ-waarde hebben van € 495.948 of lager.
  • 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 Haarlem

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
0.0673% of the WOZ-waarde
Not a home
0.2949% of the WOZ-waarde
Not a home
0.2337% of the WOZ-waarde

Source: Verordening op de heffing en invordering van onroerende-zaakbelastingen 2026, Artikel 5 · valid from 24 December 2025 · updated on 15 October 2026

Quote from the source
Het percentage bedraagt voor: de gebruikersbelasting: 0,23369% de eigenarenbelasting: voor onroerende zaken die in hoofdzaak tot woning dienen: 0,06726% voor onroerende zaken die niet in hoofdzaak tot woning dienen: 0,29489%

Rioolheffing

Municipality of Haarlem

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

Owner
€186.60 per year

Source: Verordening op de heffing en de invordering van rioolheffing 2026, Artikel 7 · valid from 24 December 2025 · updated on 16 October 2026

Quote from the source
per perceel: € 186,60

Letting

Boetes Wet goed verhuurderschap

Municipality of Haarlem

The fines a municipality can impose when a landlord does not follow the Wet goed verhuurderschap.

Fine, landlord with a company
€40,000 per violation
Fine, private landlord
€20,000 per violation

Source: Beleidsregels Wet goed verhuurderschap Haarlem 2024, Artikel 3 · valid from 15 January 2025 · updated on 16 October 2026

Quote from the source
Bij het opleggen van boetes hanteert het college de boetes als vermeld in bijlage 1 bij deze regeling.
  • 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 Haarlem

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
Notification
Notification required, everywhere
Maximum number of nights
30 nights

Source: Huisvestingsverordening Zuid-Kennemerland/IJmond, Haarlem 2026, Artikel 3.3.2 · valid from 1 January 2026 · updated on 15 October 2026

Quote from the source
Het is verboden woonruimte, aangewezen in artikel 3.3.1., aan te bieden voor toeristische verhuur, in welke vorm dan ook, zonder bij iedere aanbieding van die woonruimte voor toeristische verhuur het registratienummer van die woonruimte te vermelden, als bedoeld in artikel 23a van de wet.

Toeristenbelasting

Municipality of Haarlem

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
€6.20 per person per night
Other accommodation
€4 per person per night
Campsite
€2.50 per person per night

Source: Verordening op de heffing en de invordering van toeristenbelasting 2026, Artikel 6 · valid from 6 May 2026 · updated on 16 October 2026

Quote from the source
Het tarief bedraagt voor alle accommodaties per overnachting: € 6,20.

Alterations and use

Splitsen en omzetten

Municipality of Haarlem

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

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

Only applies in designated areas.

Source: Huisvestingsverordening Zuid-Kennemerland/IJmond, Haarlem 2026, Artikel 3.1.5 · valid from 1 January 2026 · updated on 15 October 2026

Quote from the source
het gebouw waarop een aanvraag voor omzetten betrekking heeft, ligt in het gebied waar conform bijlage 1 omzetten niet is toegestaan, of het gebouw waarop een aanvraag voor woningvormen betrekking heeft, ligt in het gebied waar conform bijlage 1 woningvormen niet is toegestaan tenzij het een woonruimte betreft met een oorspronkelijke woninggrootte tussen 250m2 GBO en 500m2 GBO

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 Haarlem

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

The fixed questions for Haarlem

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

QuestionIn Haarlem
May you let short term?Allowed, with registration or notification
How many nights a year may you let short term?30 nights
How much tourist tax do you pay per night?€6.20 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, €495,948 (WOZ-waarde)
What is the OZB rate?0.0673% of the WOZ-waarde
Do you need a permit to split a home or let rooms?In the whole 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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