Study on the Assessment of the Regulatory Aspects Affecting the Collaborative Economy in the Tourism Accommodation Sector in the 28 Member States (580/PP/GRO/IMA/15/15111J)
European Commission - Directorate General Internal Market, Industry, Entrepreneurship and SMEs (DG GROW)
Task 4 Market Case study – Amsterdam
This study was carried out for the European Commission by Spark Legal Network and Valdani Vicari & Associati.
Spark Legal Network
Valdani Vicari & Associati
Julia Rzepecka Marius Dragulin Lison Rabuel Ricardas Juskevicius Vilma Kuuliala Timothe Peroz Iva Plasilova Adriana Rodriguez Diaz
DISCLAIMER
By the European Commission, Directorate General Internal Market, Industry, Entrepreneurship and SMEs. The information and views set out in this study are those of the author(s) and do not necessarily reflect the official opinion of the Commission. The Commission does not guarantee the accuracy of the data included in this study. Neither the Commission nor any person acting on the Commission’s behalf may be held responsible for the use which may be made of the information contained therein.
ISBN 978-92-79-83999-3 doi: 10.2873/85904
© European Union, (2018). All rights reserved. Certain parts are licensed under conditions to the EU.
TABLE OF CONTENT
1 OVERVIEW OF THE ACCOMMODATION SECTOR ...... 5 1.1 Main players in the collaborative economy accommodation sector ...... 6 1.2 Overview of economic development of the collaborative economy accommodation market ...... 8 1.3 Overview of applicable local rules and regulatory developments ...... 10 1.4 Summary of indicators ...... 11 2 REAL ESTATE AND HOUSING AVAILABILITY ...... 14 2.1 Overview of average rental market prices ...... 14 2.2 Overview of number of vacant properties ...... 16 2.3 Overview of occupancy ...... 19 3 INCOME AND OTHER TOURISM INDICATORS ...... 22 3.1 Income indicators ...... 22 3.2 Tourism indicators ...... 23 4 IMPACT ON LOCAL COMMUNITIES ...... 25 4.1 Development of ancillary services ...... 25 4.2 Housing supply changes ...... 25 4.3 Inhabitants’ perception of collaborative short-term rental platforms ...... 26 4.4 Impact on public services ...... 27 5 FUTURE DEVELOPMENTS ...... 28 6 ANNEX 1: LIST OF INTERVIEWEES ...... 29 7 ANNEX 2: LIST OF REFERENCES ...... 29
FIGURES Figure 1: Map of Amsterdam ...... 6 Figure 2: Total available listings on AirBnB, by type of listing ...... 9 Figure 3: Geographic distribution of AirBnB listings in Amsterdam ...... 10 Figure 4: Long-term rent in Amsterdam (in EUR) ...... 15 Figure 5: Average daily rates: AirBnB entire place and hotel room ...... 16 Figure 6: Number of registered residences (housing stock) in Amsterdam ...... 17 Figure 7: Occupancy rate AirBnB all listings and hotel room ...... 20 Figure 8: Hotel guests in Amsterdam (2011-2015) ...... 21 Figure 9: Revenue for Airbnb entire place ...... 22 Figure 10: Hotels in Amsterdam (2012-2016) ...... 23
TABLES Table 1: Summary of indicators ...... 12 Table 2: Average monthly rents for long-term rentals in 2016 ...... 15 Table 3 Average daily and monthly rates for AirBnB listings and hotel room in 2016 .....16 Table 4: Summary overview of average monthly rental market prices for long- and short- term rentals in 2016 ...... 16 Table 5: Summary overview of number of available properties in 2016 ...... 19 Table 6: Summary overview of occupancy in 2016 ...... 21 Table 7: Summary overview of income indicators – Amsterdam ...... 23 Table 8: Summary overview of tourism indicators – Amsterdam ...... 24
Task 4 – Annex 1 - Market Case study – Amsterdam
Definitions:
The key terms used in the case study are defined below. It should be noted that these definitions may differ from the definitions used by the European Commission.
Primary residences: those residences (dwellings) where the person resides more than 180 days per year.
Secondary residences: those residences (dwellings) where the owner spends at least some days per year.
Short-term rental: the rental of an accommodation (room or entire property) on a short- term basis. “Short-term” can be defined by local laws as the maximum period per year during which an accommodation provider can rent out their property or part thereof under specific circumstances.
Long-term rental: the rental of an accommodation (room or entire property) on a long- term basis. “Long-term” can be defined as a period exceeding any short-term threshold imposed by local, regional or national laws (see definition of “short-term rental”).
Vacant property: A residence (dwelling) that is not occupied by their owners or any tenants.
Peer provider: For the purpose of this study, the term is used to designate all providers of short-term rentals on collaborative platforms. In certain cases, where data are available, the text makes a distinction between “peer” and “professional” provider. In this case, “peer provider” refers to individuals who do not conduct such activities on a professional basis, i.e. earning the majority of their income through to short-term rentals.
Conventional dwelling: The term is defined according to its definition on EUROSTAT, namely a room or a suite of rooms and its accessories in a permanent building or structurally separated part thereof which by the way it has been built, rebuilt or converted; it is designed for habitation by one private household all the year round and is not at the time of the census used wholly for non-residential purposes.
Vacant conventional dwelling: According to EUROSTAT, vacant conventional dwellings are conventional dwellings (see above) which have no usual residents at the time of the census but are available to become the principal usual residence of at least one person. Vacant dwellings could be either: seasonally vacant, holiday homes, seasonal workers' quarters, non-seasonally vacant, secondary residences, for rent, for sale, for demolition, or for other purposes.
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Task 4 – Annex 1 - Market Case study – Amsterdam
1 Overview of the accommodation sector
This section gives an overview of the short-term accommodation sector in Amsterdam. It describes the main players, and gives an insight of the economic development, and explains the main local rules shaping the short-term rental market.
Facts and figures – Amsterdam
Amsterdam is the capital of the Netherlands. With more than 1,045,000 inhabitants living in the Greater City Area in 2014, it accounts for about 6% of the total population, making it the largest city in the Netherlands.1
While being the most populous, Amsterdam is proportionally even more important economically. In 2015, it has generated a local Gross Domestic Product (GDP) of EUR 64,485 million, accounting for almost 10% of national GDP.2 Amsterdam is also the key creator of wealth. In 2015, it was generating EUR 78,000 GDP per capita on average, twice the average of the Netherlands.
Amsterdam is a major European and global destination for tourism. According to 2014 data, it was the 7th most popular city destination in Europe and the 27th globally, attracting 5.7 million overseas visitors.3
The administration of Amsterdam consists of:4
Municipal council (Gemeenteraad). The council is an elected assembly of the Amsterdam municipality. Its main function is legislative, formulating policy guidelines for and exercising control over the executive arm (see below).5 The council is elected every 4 years.
Municipal executive board (College van Burgermeester et Wethoulders). The board is the executive arm of the Amsterdam municipality. It consists of the mayor (Burgermeester) and the members of the municipal executive (Wethoulders). The latter are responsible for particular portfolios and prepare, coordinate, plan and implement policy and legislation. They are also responsible for regulating rents and housing. Currently, there are 10 members in the executive board6.
Amsterdam is divided into eight city districts (Stadsdelen): Centrum, West, Oost, Noord, Zuid, Nieuw-West, Zuidoost and Westpoort.7 Each one is governed by a directly elected district committee (Bestuurscommissie). The committees’ jurisdiction is determined by the municipal executive board and it includes parks and recreation, streets and squares, waste collection, permits and events, passports and drivers licences, welfare work.8
The following map shows the area of Amsterdam and its districts.
1 Eurostat, Population on 1 January by age groups and sex – cities and greater cities. Available at: http://ec.europa.eu/eurostat/web/cities/data/database 2 Statistics Netherlands regional key figures, national accounts. Available at: http://statline.cbs.nl/Statweb/selection/?VW=T&DM=SLEN&PA=82801ENG&D1=0-1&D2=0%2c62&D3=a&LA=EN&HDR=T&STB=G1%2cG2, accessed on 25/04/2017. 3 International arrivals by city includes visitors from abroad who arrive at the city under review as their first point of entry, and also includes those visitors to the city who arrived in the country via a different point of entry, but then go on to visit the city in question during their trip. Source: Euromonitor International, Top 100 City Destinations Ranking 2014. Reference from: http://www.dutchnews.nl/news/archives/2016/01/84244-2/, accessed on 25/04/2017. 4 http://www.iamsterdam.com/en/local/official-matters/city-government 5 https://www.amsterdam.nl/bestuur-organisatie/gemeenteraad/ 6 https://www.amsterdam.nl/bestuur-organisatie/college/ 7 http://www.iamsterdam.com/en/local/official-matters/amsterdam-city-districts 8 https://www.amsterdam.nl/bestuur-organisatie/bestuurscommissies/bestuurlijk-stelsel/ 5
Task 4 – Annex 1 - Market Case study – Amsterdam
Figure 1: Map of Amsterdam
1.1 Main players in the collaborative economy accommodation sector
At the national level, the government sets the overall legal framework of the housing policy and provides housing subsidies. In March 2015, the Dutch senate approved the new Housing Act.9 Among key changes were expanding the competence of social housing associations, by adding neighbourhood and care services under their review. In addition, largely due to requests by the Commission, it also included a clarification of separation between services of general economic interest and commercial activities of the social housing associations. The act also included changes in performance agreements with local authorities and tenant organisations, governance, external supervision and emergency fund.
The housing associations are important stakeholders in Dutch housing policy. The Netherlands has the largest social housing sector within Europe. Of all homes in the Netherlands (approximately 7.5 million), approximately 42% (3,200,000 homes) belong to the rental sector.10 Housing associations own 75% of the 3 million rental homes in the Netherlands.11 94% of these homes belong to the regulated sector.12 The “rent liberalisation limit” (de huurliberalisatiegrens) determines to which sector a property belongs. Currently, if it is less than EUR 710.68 per month, then it belongs to the regulated (subsidised) social sector, above this threshold, it belongs to the private (non-subsidised) sector13. Housing associations are responsible for: providing housing to older people, people with a disability and those needing assisted housing; building and letting social properties, such as schools and sports facilities; appointing caretakers and neighbourhood managers; maintaining houses and the immediate surroundings, such as alleyways and parking spaces; and selling rented properties to tenants and other house seekers.14
9 http://www.housingeurope.eu/blog-455/netherlands-review-their-housing-act 10 http://www.capitalvalue.nl/en/news/new-housing-act-in-the-netherlands-as-per-1-july-2015?news_id=263 11 https://www.government.nl/topics/housing/contents/rented-housing 12 http://www.capitalvalue.nl/en/news/new-housing-act-in-the-netherlands-as-per-1-july-2015?news_id=263 13 https://www.rijksoverheid.nl/onderwerpen/huurverhoging/vraag-en-antwoord/huurliberalisatiegrens 14 https://www.government.nl/topics/housing/contents/housing-associations
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Task 4 – Annex 1 - Market Case study – Amsterdam
An additional important body influencing the Dutch housing market is the Rent Tribunal (Huurcommissie).15 It is a national, independent and impartial agency, which mediates and adjudicates disputes between tenants and landlords concerning rent levels, maintenance and service charges. The Tribunal is an out-of-court alternative dispute resolution service. It provides information, mediation and arbitrage services. It only deals with disputes related to housing, rented rooms and caravans. It does not deal with nuisance, housing benefits and commercial accommodation.16
Municipalities play an important role in housing policy. In the case of Amsterdam, the Municipal council and the Municipal executive board are key players. In conjunction, the municipal government is not only responsible for regulating rents and housing, but also for setting the overall housing vision and strategy for the city – currently “Structural Amsterdam 2040” (Structuurvisie Amsterdam 2040). It includes goals such as the gentrification of industrial areas, improving transportation and public spaces, making green spaces and waterways more attractive, and investing in alternative sources of energy for district heating.17
The main collaborative short-term rental platforms available in Amsterdam (and elsewhere in Europe) include: AirBnB, Wimdu, 9flats, HomeAway, HomeExchange, GuestToGuest and LoveHomeSwap. In addition, hotel booking websites such as Booking.com or TripAdvisor also include peer-to-peer listings. For instance, TripAdvisor owns the collaborative short-term rental platforms HouseTrip and FlipKey. Other collaborative short-term rental platform that are specific to Amsterdam include Kamernet.
AirBnB could be considered the main player in the collaborative economy accommodation sector in Amsterdam. It is arguably the largest provider of residential rental properties in the EU, and in Amsterdam, representing about 70% of the market18 (see more in section 1.2). The collaborative short-term rental platform has been active in Amsterdam since 2008, and has been growing ever since19,20. In June 2017, according to InsideAirBnB, there were 13,849 AirBnB listings in the city21, while AirDNA puts the same number at 12,59822. AirBnB itself estimates that between April 2015 and April 2016, 14,200 hosts rented out their properties in the city23, and that there were 18,000 active listings in May 2017.24
Other collaborative short-term rental platforms are substantially smaller. Among European players, Wimdu, a German-born collaborative short-term rental platform, offers almost 1,000 listings in Amsterdam.25 9flats, also German platform, offers around 200 listings.26 One of the earliest collaborative short-term rental platforms – HomeAway, established in 2004 in Austin, Texas, offers 1,863 listings in Amsterdam.27 HouseTrip is a Swiss collaborative short-term rental platform founded in 2009, with offices in Lausanne, London and Lisbon. HomeExchange, a US-based home swapping platform reports more than 1,000 listings.28 The platform has been acquired in March 2017 by GuestToGuest a French home swapping platform. GuestToGuest itself lists 1,300 properties in the city.29 LoveHomeSwap, another US-based home swapping platform created in 2012 and advertises about 1,200 properties in Amsterdam.30
15 https://www.huurcommissie.nl/ 16 https://www.government.nl/topics/housing/contents/rented-housing 17 https://www.amsterdam.nl/bestuur-organisatie/volg-beleid/structuurvisie/ 18 Municipality of Amsterdam. Note on tourist rental housing 2013. Available at: https://www.amsterdam.nl/bestuur-organisatie/organisatie/ruimte- economie/wonen/woonbeleid/regels-verordeningen/ 19 Interview with the Housing Unit within the Municipality of Amsterdam on 08/06/2017. 20 AirBnB (2016). Economic Impact Report Amsterdam. Available at: https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the- airbnb-community-in-amsterdam/. Retrieved on 12/06/2017. 21 Information available at: http://insideairbnb.com/amsterdam/. Retrieved on 12/06/2017. 22 Information available at: https://www.airdna.co/city/nl/amsterdam. Retrieved on 12/06/2017. 23 AirBnB (2016). Economic Impact Report Amsterdam. Available at: https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the- airbnb-community-in-amsterdam/. Retrieved on 12/06/2017. 24 AirBnB (2017). New Data Release Amsterdam. Automated limits are yielding results. Available at: https://amsterdam.airbnbcitizen.com/new-data-release- amsterdam/ 25 Snapshot of http://www.wimdu.co.uk/amsterdam/late-rooms as of 24/05/2017. 26 Snapshot of https://www.9flats.com/amsterdam-north_holland-netherlands as of 24/05/2017. 27 Snapshot of https://www.homeaway.co.uk/lettings/holland-netherlands/amsterdam-city/r986 as of 26/05/2017 28 Snapshot of https://www.homeexchange.com/en/search/amsterdam as of 24/05/2017. 29 Information received from GuestToGuest during a phone interview on 24/04/2017. 30 Snapshot of https://www.lovehomeswap.com/location/netherlands/north-holland/amsterdam as of 24/05/2017. 7
Task 4 – Annex 1 - Market Case study – Amsterdam
In addition to the large EU and international collaborative short-term rental platforms, there are other, more local platforms offering short-term rental listings in Amsterdam. KamerNet, a flat-sharing platform targeted especially for students, lists 562 properties, of which 187 on a temporary (short-term) basis.31 The platform operates in the Netherlands where it is registered.
Lastly, hotel booking websites, such as Booking.com and Tripadvisor, also offer peer- to-peer short-term rentals. For instance, Booking.com offers 746 apartments, 10 holiday homes, and 7 homestay listings.32 Tripadvisor lists 766 holiday rentals,33 but its sub- platforms like HouseTrip and FlipKey list up to 1,374 entire properties34.
It is important to note that peer providers can simultaneously use more than one collaborative short-term rental platform to advertise their listing. This leads to a likely double counting of listings on such websites. Due to lack of data available on the number of double listings, the information presented in this case study regarding the total number of listings on collaborative short-term rental platforms (see sub-section 2.2) should be taken as an approximation.
1.2 Overview of economic development of the collaborative economy accommodation market
Each year, the Dutch tourism sector generates EUR 68 billion in revenues, contributing around 5% to national GDP35, and employs approximately 600,000 people, more than 6% of the working population.36
The significance of tourism is greater still in Amsterdam, the most popular destination in the Netherlands. In 2016, 61,392 persons were employed in the tourism sector in Amsterdam, representing 10% of the total local employment.37 When compared to 2015, the sector added an additional 4,323 jobs in 2016 (+8%). Over the same period, total employment in Amsterdam increased by 3%. Restaurants and cafés account for more than half of the jobs in the tourism sector, also accounting for the largest absolute increase in jobs (+2,416, or +8%). Furthermore, although the accommodation capacity has increased (+9%) between 2015 and 2016, there are less jobs per hotel than in the past. The average number of jobs per accommodation provider declined from 19 in 2006 to 12 in 2016. It is assumed that this trend is linked to the emergence of economies of scale. More and larger hotels have opened and the number of guests per employee is on the rise.38
In terms of listings, there is very little publicly-available information on the growth trends of various collaborative short-term rental platforms. At the time of drafting, the Amsterdam Municipality is working on a quantitative analysis on the sector’s development, estimated to be published in late 2017. The Municipality stated in an interview that the importance of collaborative short-term rental platforms and the market for short-term rentals grew after the 2008 crisis. According to the representative, qualitative studies undertaken by the Municipality showed that an important impulse for the development of the collaborative economy in Amsterdam was the desire by local residents to earn extra money. Tourist hosting appeared as a good opportunity to do so in the depressed post- crisis economic conditions, according to the municipality’s internal studies.39
Detailed information for collaborative short-term rental platforms’ evolution is only available for AirBnB through its own reports, or alternative sources such as InsideAirBnB
31 Snapshot of https://kamernet.nl/huren/kamers-amsterdam as of 12/06/2017. 32 Snapshot of http://www.booking.com/amsterdam as of 24/05/2017. 33 Snapshot of https://www.tripadvisor.co.uk/Tourism-g188590-Amsterdam_North_Holland_Province-Vacations.html as of 24/05/2017. 34 Snapshot of https://www.flipkey.com/ and https://www.housetrip.com/ as of 09/08/2017. 35 https://knoema.com/atlas/Netherlands/topics/Tourism/Travel-and-Tourism-Total-Contribution-to-GDP/Total-Contribution-to-GDP-percent-share 36 http://www.nbtc.nl/en/home/article/the-economic-importance-of-tourism.htm 37 Municipality of Amsterdam. Tourism in Amsterdam 2015-2016. Available at: http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 38 Ibid. 39 Interview with Amsterdam Municipality on 08/06/2017. 8
Task 4 – Annex 1 - Market Case study – Amsterdam
or AirDNA. Where no other information is available, this case study relies on AirBnB data as a proxy for the entire sector’s development in Amsterdam. AirBnB experienced considerable growth in recent years. The total number of available listings grew from almost 800 in 2012 to 15,000 in 2017, thus growing nearly 18-fold.40 Figure 2 provides a monthly breakdown of AirBnB listings by type, using AirDNA data.
Figure 2: Total available listings on AirBnB, by type of listing
16.000
14.000
12.000
10.000
8.000
6.000
4.000
2.000
0
Entire Place Private Room Shared Room
Source: AirDNA data According to Statistics Netherlands (CBS), in 2016 Amsterdam collected more than EUR 46 million in taxes from tourism facilities, an increase of 25% compared to 2015.41 The report notes that the city developed policies to improve tax collection on online rental and booking of private accommodation. In 2016, tourism tax revenues represented nearly 8% of local taxes collected in Amsterdam.
In 2015, more than half a million inbound guests used AirBnB, more than 60% of them coming from Europe, while almost 20% from North America.42 According to AirBnB, this generated EUR 380 million in economic activity. The collaborative short-term rental platform also emphasises that most guests (65%) stay outside the city centre in the outer boroughs (Figure 3).
40 Data for 2012-2014 obtained from https://www.airdna.co/city/nl/amsterdam ; data for 2015-2017 obtained from http://insideAirBnB.com/get-the-data.html 41 https://www.cbs.nl/nl-nl/nieuws/2016/08/opbrengst-toeristenbelasting-gemeenten-stijgt-met-8-6-procent 42 https://amsterdam.AirBnBcitizen.com/economic-impact-reports/sharing-data-on-the-AirBnB-community-in-amsterdam/ 9
Task 4 – Annex 1 - Market Case study – Amsterdam
Figure 3: Geographic distribution of AirBnB listings in Amsterdam
Source: Snapshot of http://insideairbnb.com/amsterdam/?neighbourhood=&filterEntireHomes=false&filterHighlyAvailable=false&filte rRecentReviews=false&filterMultiListings=false. Taken on 19/06/2017. According to the platform, Airbnb guests are often choosing to stay in communities outside the city centre because they seek authentic travel experiences in local homes. 90% of hosts in outer neighbourhoods recommend their favourite local shops, restaurants and cafés to guests.43 The platform also states that over two-thirds of its guests visit local businesses based on the hosts’ recommendations. Also, 90% of guests said they chose Airbnb “to live like a local”, and almost three-quarters said they chose Airbnb to explore specific neighbourhoods.44 The collaborative short-term rental platform concludes that, because of such trends, economic benefits are not concentrated in the most affluent central area, but are spread out outside the city centre, benefiting new communities and local businesses.45 The view is partly confirmed by the municipality which confirmed that guests using collaborative short-term rental platforms tend to seek accommodation outside of popular touristic areas46.
1.3 Overview of applicable local rules and regulatory developments
This sub-section provides a brief overview of the regulatory framework applied to collaborative short-term rental platforms and to peer-to-peer rentals in Amsterdam. More detailed information regarding the regulatory framework is available in Task 1 reports. Note that, while the Task 1 report assesses all relevant regulation passed up to January 2017, this case study expands the timeline to June 2017. Because of the different timelines, some small differences in the regulatory information presented may exist.
Amsterdam was one of the first cities in the world to introduce policies on home sharing and is considered to be leader in regulating the industry. The following section provides an overview of the main legislative developments:
43 https://amsterdam.airbnbcitizen.com/helping-guests-discover-the-real-amsterdam-beyond-the-city-centre/ 44 Ibid. 45 AirBnB (2016). AirBnB Boosts Amsterdam Economy by €380 Million. Available at: https://www.AirBnBcitizen.com/wp- content/uploads/2016/05/AmsterdamDataRelease.pdf 46 Interview with Amsterdam municipality on 08/06/2017. 10
Task 4 – Annex 1 - Market Case study – Amsterdam
In February 2014, it created a category of housing, “Private holiday rental” (Particuliere Vakantieverhuur), which regulates the sector.47 The key rules include: o the rented property must be normally resided in by the registered occupant; o only the registered occupant can rent; o the property cannot be rented for more than 60 days per calendar year; o no more than 4 people can rent a property at a time; o the rent cannot create nuisance and should be fire safe. In December 2014, it signed an agreement with AirBnB, first of this kind in Europe, aimed at promoting responsible home sharing and simplifying the payment of tourist tax for hosts in the city.48 The key aspects of the agreement included: o the joint development of rules potentially affecting hosts renting their homes in Amsterdam, and requiring hosts to declare that they understand and will comply with them; o the requirement for AirBnB to collect and remit tourist tax on behalf of hosts; o and the joint effort between AirBnB and the city government to combat illegal hotels. In December 2016, Amsterdam and AirBnB announced an agreement to further tackle illegal hotels and promote responsible home sharing.49 The agreement stipulated four priorities: o New tools to tackle illegal hotels. AirBnB was required to introduce automated limits to ensure entire home listings are not shared for more than 60 days, unless hosts had a proper licence. o New tools to promote responsible home sharing. Under this priority: AirBnB was required to introduce a day counter to track hosts, limit home sharing, follow local rules, and introduce a neighbour tool to share concerns about a listing, including noise complaints. Also, the city assured to introduce a permanent hotline, available 24/7, for neighbours and communities to raise concerns. Finally, the city and AirBnB agreed to begin a joint campaign to promote local rules and responsible home sharing. o New transparency tools for Amsterdam. Under this priority: AirBnB promised to share aggregated information on the impacts of home sharing, to take action in response to legal requests for personal data, for law enforcement reasons, and to remove bad actors; in addition, the city committed to publish information about enforcement actions. o Responsible home sharing beyond AirBnB. The city committed to seek similar agreement with other collaborative short-term rental platforms. Other housing policy and legal instruments in Amsterdam relevant to sharing accommodation sector include50: o Spatial Planning Act; o Housing Act; o fire safety regulation; o tourist taxation rules; o short-stay policy; and o and other private law regulation (on rental agreement, mortgage terms, etc.).
An upcoming regulatory development, which is planned to be implemented by the end of 2017, is the creation of an online register, where every short-term accommodation provider will have to maintain records of their activity. This is described in section 5.
1.4 Summary of indicators
Table 1 presents an overview of indicators collected throughout the case study. Further information is provided in the following sections.
47 https://www.amsterdam.nl/wonen-leefomgeving/wonen/bijzondere-situaties/vakantieverhuur/ 48 https://www.AirBnB.co.uk/press/news/amsterdam-and-AirBnB-sign-agreement-on-home-sharing-and-tourist-tax 49 https://www.amsterdam.nl/nieuwsarchief/persberichten/2016/persberichten-1/amsterdam-and-AirBnB/ 50 Municipality of Amsterdam. Note on tourist rental housing 2013. Available at: https://www.amsterdam.nl/bestuur-organisatie/organisatie/ruimte- economie/wonen/woonbeleid/regels-verordeningen/ 11
Task 4 – Annex 1 - Market Case study – Amsterdam
Table 1: Summary of indicators No. Indicators Categories Value Average market rental One bedroom EUR 945 prices for long-term Two bedrooms EUR 1,488 rentals (2016, Three bedrooms EUR 1,492 monthly)51 All categories EUR 1,308 A1 Average market rental AirBnB single room EUR 2,370 prices for short-term AirBnB shared room EUR 2,010 rentals (2016, AirBnB entire home/apartment EUR 4,380 monthly)52 AirBnB all listing categories EUR 3,990 Hotel room EUR 3,720 Rooms or residences Rooms 5,088 A2 available for short-term Entire primary and secondary 18,833 rental53 residences or touristic houses54 A3 Number of available residences (housing stock)55 423,785 Number of available properties for long-term rental (vacant N/A A4 dwellings)56 Number of available properties offered through collaborative 22,196 A5 short-term rental platforms Short-term occupancy For short-term rentals (AirBnB) 60% rate57 For hotel rooms 82.4% A6 Number of nights peer providers 28 nights rent out their property (AirBnB - median) Average length of For short-term rentals (AirBnB) 3.3 days 58 A7 stay For hotels or conventional 1.9 days accommodation providers Income gained through AirBnB providers (AirBnB) EUR 3,800/year short-term rental AirBnB providers (InsideAirBnB) EUR 59 A8 activities 11,784/year Hotels or conventional N/A accommodation providers Percentage of total provider revenues accounted for by N/A A9 short-term rental activities (AirBnB)60
51 Average rental price for renting an entire property for long-term (more than 90 days) in the urban area considered. The value corresponds to the monthly average rent paid in the last reference year considered in this study. 52 Average rental price for renting a room or entire property on AirBnB or an average hotel on a short-term basis (less than 90 days) in the urban area considered. The value corresponds to the average daily rate on AirBnB or an average hotel multiplied by 30.4167 (in order to represent both months with 30/31 days). Note that the value does not consider potential discounts offered for renting a place for more than a day, even though such discounts are common on collaborative short-term rental platforms and in some hotels. The rooms considered in this indicator can accommodate up to two guests. 53 The sum of all listings, divided by rooms and entire places, found on the EU-level and local collaborative short-term rental platforms considered in this case study. Note that the values do not take into account the possibility of double listings, i.e. the same room or property being listed on multiple collaborative short-term rental platforms. The value, however, excludes listings in hotels, but it may include rooms in hostels or other type of touristic houses (e.g. B&Bs) that operate as businesses. 54 The information presented on collaborative short-term rental platforms does not allow us to distinguish between primary and secondary residences, or between residences (dwellings) and touristic houses. Where available, such distinctions for one or several collaborative short-term rental platforms are indicated in the text, while the indicator value corresponds to the sum of all entire listings available on the EU-level and local collaborative short-term rental platforms considered. 55 The total number of registered residences (dwellings) available in the urban area under study in the latest reference year considered. The number excludes all dwellings serving purposes other than residential ones. 56 The number of vacant residences (dwellings) out of the total number of registered residences (dwellings) in the urban area under study in the latest reference year considered. 57 The occupancy rate refers to the percentage of nights a given property is rented out, out of the total number of nights that property is available. Note that, depending on local laws, properties listed on collaborative short-term rental platforms may be subject to a maximum limit of calendar days of availability. This aspect is considered in the indicator: the ratio refers to the actual occupancy rate (i.e. considering the number of days the listing is available), rather than a theoretical occupancy rate, which assumes availability up to the maximum limit permitted, or up to the maximum number of calendar days per year. 58 The value refers to the average monthly length of rental for a property, either on collaborative short-term rental platforms using AirBnB as a proxy, or in conventional accommodation providers such as hotels. 59 The value refers to the yearly median or average income gained from the rental of an average listing on collaborative short-term rental platforms using AirBnB as a proxy, or for an average room rented via a conventional accommodation provider. Note that for collaborative short-term platforms, various sources are indicated, so as to provide a more impartial value for this indicator. 60 The value refers to the percentage of annual income of the peer provider accounted for by revenues deriving from their collaborative short-term rental platform activities. Due to data availability, the indicator uses AirBnB statistics as a proxy for all collaborative short-term rental platforms in the urban area under study. 12
Task 4 – Annex 1 - Market Case study – Amsterdam
No. Indicators Categories Value Number of tourists Total number of tourists on AirBnB 575,000 using collaborative (2016)61 B1 short-term rental Total number of nights spent in 1.89 million platforms AirBnB locations (2016)62 Share of collaborative Nights spent (2016)63 14.71% economy users out of Number of tourists (2016)64 8.42% tourists using B2 conventional accommodation services
61 The value refers to the yearly number of individuals that used collaborative short-term rental platforms for accommodation, taking AirBnB as a proxy for the industry. Note that this is not the same as the total number of nights spent in AirBnB listings, since tourists may rent out properties as a group, rather than as individuals. The value also ignores the number of nights stayed per guest, which is considered in the indicator “Total number of nights spent in AirBnB locations”. 62 The value refers to the total number of nights during which listings on the collaborative short-term rental platform AirBnB were rented during the latest year considered in this study. The value is computed using the following formula: [(total number of tourists using AirBnB listings as accommodation in the given year) x (average length of stay in an AirBnB listing)] / (average size of the group renting an AirBnB property). 63 The value refers to the ratio between the number of nights spent in AirBnB listings, taking AirBnB as a proxy for all collaborative short-term rental platforms activity, and the number of nights spent in conventional accommodation providers. 64 The value refers to the ratio between the number of tourists using AirBnB listings for their accommodation, taking AirBnB as a proxy for all collaborative short-term rental platforms activity, and the number of tourists using conventional accommodation providers. 13
Task 4 – Annex 1 - Market Case study – Amsterdam
2 Real estate and housing availability
This section gives an overview of the real estate market and housing availability in Amsterdam, notably rental prices, number of available properties, and occupancy rates.
Due to the lack of data on other collaborative short-term rental platforms and given the comparative size of AirBnB’s offer (15,000 active listings, compared to 1,800 on HomeAway, its closest short-term rental competitor in the city), AirBnB is used as a proxy for the collaborative short-term rental market when no other data are available.
2.1 Overview of average rental market prices
Rental market prices in the Netherlands, and by extension in Amsterdam, are regulated based on a system which distinguishes between social housing (subsidised), and private housing (not subsidised).
Whether a property falls within one category depends on a monthly rent limit (de huurliberalisatiegrens), which is decided each year, and which in 2016 was set at EUR 710.68 per month.65 If the monthly rent is below this limit, then the accommodation falls under the social housing category. In this case, the following rules apply:
the maximum rent for the accommodation is calculated by a points system, which includes multiple metrics, such as the area, the number of heating rooms, energy efficiency, sanitary facilities, etc.; the maximum annual rent increase is regulated, currently 2.1% for independent property and 4.6% to shared properties66; opportunity to qualify for cheaper social-family housing; opportunity to qualify for a housing allowance; ability to settle disputes with landlord with the Rent Tribunal (Huurcommissie).
Housing associations are responsible for letting social housing (75% of the 3 million rental homes available). Each year, housing associations must let 80% of their vacant social housing to people with an income of up to €35,739 (in 2016) and 10% to people with an income of between €35,739 and €39,874 (in 2016)67. The associations may let 10% of their social housing to households with higher incomes.
In recent years, long-term rent68 for dwellings in Amsterdam has increased more substantially than in the rest of the Netherlands. In 2015, long-term rents in the capital increased by 3.1% (22% more than in the rest of the country), while in 2016, they grew by a further 2.2% (14% more than in the rest of the country).69 Long-term rent for one- bedroom dwellings outside the city centre, where the majority of population reside, increased from an average of EUR 800 in 2012 to just over EUR 1,000 in 2017, approximately a 20% growth.70 Nearly identical growth in percentage terms occurred in the city centre, the difference being the higher price by more than EUR 300. Figure 4 shows the average aggregate prices of one-bedroom apartments inside and outside the city centre, while Table 4Table 2 shows the average market prices for long-term rentals by type of rental property.
65 This limit was frozen for additional three years in 2016: https://www.rijksoverheid.nl/onderwerpen/huurverhoging/vraag-en-antwoord/huurliberalisatiegrens 66 https://www.rijksoverheid.nl/onderwerpen/huurverhoging/vraag-en-antwoord/verschil-sociale-huurwoning-woning-vrije-sector 67 https://www.government.nl/topics/housing/contents/rented-housing 68 In this study, long-term rentals are understood to be rooms or entire properties rented out over a period exceeding any short-term threshold imposed by local laws (see definition of “short-term rental”). See sub-section 1.3 for a description of such thresholds. Where there is no such threshold, it is assumed to be a period longer than 120 days per year. 69 Statistics Netherlands: Rent increase dwellings; region. Available at: http://statline.cbs.nl/Statweb/?LA=en 70 Numbeo cost of living data. Available at: https://www.numbeo.com/cost-of-living/historical- data?itemId=27&itemId=26&itemId=29&itemId=28&city_id=5931&name_city_id=¤cy=EUR 14
Task 4 – Annex 1 - Market Case study – Amsterdam
Figure 4: Long-term rent in Amsterdam (in EUR)
1.400
1.200
1.000
800
600
400 Rent Rent (EUR per month) 200
0 2012 2013 2014 2015 2016
In city centre Outside city centre
Source: Calculated using data from https://www.numbeo.com/cost-of-living/. Based on average rents for one- bedroom apartments in and outside the city centre. Table 2: Average monthly rents for long-term rentals in 2016 Categories Average (EUR) One bedroom 945 Two bedrooms 1,488* Three bedrooms 1,492
Sources: Calculated using data from https://www.numbeo.com/cost-of-living/, computed as the average rent between one city centre and one outside city centre apartment. *2015 data from https://www.ubs.com/microsites/prices-earnings/open-data.html To illustrate the average market price for short-term rentals71, the AirBnB average nightly rate is used as a proxy. The average cost for a night on AirBnB in 2016 was EUR 133, according to AirDNA as shown in Table 3. On the collaborative short-term rental platform, prices vary depending on the type of listing: an entire home/apartment costs EUR 146, a private room EUR 79 and a shared room EUR 67. Data is taken from AirDNA, an independent provider of statistical information on AirBnB listings. Figure 5 illustrates the evolution of the average daily rate for Airbnb all listings category from August 2015 to April 2017, as well as a comparison with average prices for a hotel room.
This study uses the price of AirBnB entire place average as a comparable alternative to hotel room (double-bed standard room). This alternative is considered comparable because it offers the same level of privacy (e.g. own key, own entrance and private bathroom facilities). Hotel rooms, in this study, are not compared with AirBnB listed rooms because the level of privacy is lower on AirBnB.
71 In this study, short-term rentals are understood to be rooms or entire properties rented out over a period defined by local laws as the maximum period per year during which a peer can rent out their property or part thereof on a short-term basis. See sub-section 1.3 for a description of such thresholds. Where there is no such threshold, “short-term” is assumed to be any period shorter than 120 days per year. 15
Task 4 – Annex 1 - Market Case study – Amsterdam
Table 3: Average daily and monthly rates for AirBnB listings and hotel room in 201672 Categories Average daily Average monthly (EUR) (EUR) AirBnB all listing categories 133 3,990 AirBnB entire home/apartment 146 4,380 AirBnB single room 79 2,370 AirBnB shared room 67 2,010 Hotel room 124 3,720
Sources: AirDNA data for AirBnB listings in 2016, calculated as an average of all monthly daily rates; OIS - Department for Research, Information and Statistics (2017) Tourism in Amsterdam. OIS. Available at: http://www.ois.amsterdam.nl/english/# Figure 5: Average daily rates: AirBnB entire place and hotel room73
€250 €200 €150 €100 €50
Average Average ratedaily €0
juil-16
avr-16 avr-17
oct-15 oct-16
déc-15 déc-16
nov-15 nov-16
mai-16
juin-16
févr-16 févr-17
janv-16 janv-17
sept-15 sept-16
août-15 août-16
mars-16 mars-17
Amsterdam AirBnB Amsterdam Hotel
Source: AirDNA data Table 4 combines the findings illustrated in Table 1 and Table 3 and shows an overview of average rental market prices for long- and short-term rentals in Amsterdam. Reported to monthly rates, the price for a room in a short-term rental (nightly basis) is 2.7 times higher than for a long-term rental (monthly basis). Table 4: Summary overview of average monthly rental market prices for long- and short-term rentals in 2016 No. Indicators Categories Value Average market rental One bedroom EUR 945 prices for long-term Two bedrooms EUR 1,488 rentals (2016, Three bedrooms EUR 1,492 monthly)74 All categories EUR 1,308 A1 Average market rental AirBnB single room EUR 2,370 prices for short-term AirBnB shared room EUR 2,010 rentals (2016, AirBnB entire home/apartment EUR 4,380 monthly)75 AirBnB all listing categories EUR 3,990 Hotel room EUR 3,720 2.2 Overview of number of vacant properties
72 Average rental price for renting a room or entire property on AirBnB or an average hotel on a short-term basis (less than 90 days) in the urban area considered. The value corresponds to the average daily rate on AirBnB or an average hotel multiplied by 30.45 (in order to represent both months with 30/31 days). Note that the value does not consider potential discounts offered for renting a place for more than a day, even though such discounts are common on collaborative short-term rental platforms and in some hotels. The rooms considered in this indicator can accommodate up to two guests. 73 The average daily rate charged per booked entire place listing. ADR includes cleaning fees but no other Airbnb service fees or taxes. 74 Average rental price for renting an entire property for long-term (more than 90 days) in the urban area considered. The value corresponds to the monthly average rent paid in the last reference year considered in this study. 75 Average rental price for renting a room or entire property on AirBnB or an average hotel on a short-term basis (less than 90 days) in the urban area considered. The value corresponds to the average daily rate on AirBnB or an average hotel multiplied by 30. Note that the value does not consider potential discounts offered for renting a place for more than a day, even though such discounts are common on collaborative short-term rental platforms and in some hotels. The rooms considered in this indicator can accommodate up to two guests. 16
Task 4 – Annex 1 - Market Case study – Amsterdam
There is a widespread perception that Amsterdam is suffering from housing shortage. One key issue is affordability: according to the National Institute for Family Finance Information (Nibud), families with below average earnings are finding difficult to live in Amsterdam, as the gap between rising rents and static incomes is increasing.76 Furthermore, families with an annual income of EUR 40,000, who rent in the private (un- subsidised) housing sector, are facing a major shortage of housing with rents between EUR 720 and EUR 1,050 a month. According to the Netherlands Environmental Assessment Agency (PBL), this problem is particularly acute in Amsterdam because almost all housing with a rent below the limit is earmarked for people earning less than EUR 35,739.77 As a possible solution, the Agency recommends allowing housing associations to rent property to high earners on a temporary basis.
The housing shortage is partly due to sluggish growth in the number of available residences (housing stock) in Amsterdam. While population increased by 6%78, the housing stock grew by a mere 4% in 2012-2016, reaching more than 420,000 residences (Figure 6).79 Among different types of residences, the largest increase was in one to two- room residences. It grew by 7% in the period, 3.5 times more than residences with three and four rooms. The much higher increase in the one to two-room residence stock reflects multiple developments. One to two-room properties are attractive options for single or multiple-member households and are ideal size for renting due to optimal price-space ratio. Figure 6: Number of registered residences (housing stock) in Amsterdam
450.000 400.000 350.000 300.000 250.000 200.000 150.000 100.000 50.000 0 2012 2013 2014 2015 2016
1-2 rooms 3 rooms 4 rooms 5+ rooms other / unknown
Source : https://www.ois.amsterdam.nl/feiten-en-cijfers/#amsterdam. Retrieved on 03/05/2017
One additional reason for the housing shortage is the changes in housing types in Amsterdam. In 2012-2015, the biggest development was a rise in private renting. Private renting grew seven-fold, reaching more than 3,500 new private rentals in 201580. In comparison, the annual addition of new corporation rentals and owner/occupant type of housing declined in the same period by 56% and 23%, respectively. In 2015, 72% of new housing belonged in the private rental category, followed by corporation rentals at 16%. Only 12% fell into the owner/occupant category. The early increases in new rental properties meant that by 2015, 56% of the housing stock in Amsterdam was made up of
76 http://www.dutchnews.nl/news/archives/2015/02/amsterdam-housing-unaffordable-for-people-on-lower-incomes/ 77 http://www.dutchnews.nl/news/archives/2017/01/no-easy-answer-for-housing-shortage-for-average-incomes/ 78 Calculated on the basis of Amsterdam Municipality statistics. Available at: https://www.ois.amsterdam.nl/feiten-en-cijfers/# 79 Municipality of Amsterdam Housing Statistics. Available at: https://www.ois.amsterdam.nl/feiten-en-cijfers/#amsterdam 80 Municipality of Amsterdam Housing Statistics. Available at: https://www.ois.amsterdam.nl/feiten-en-cijfers/amsterdam/# 17
Task 4 – Annex 1 - Market Case study – Amsterdam
rental homes, creating pressure on housing and accommodation capacity, contributing to housing shortages and high housing costs.81 (see section 2.1).
There are around 24,634 available properties for short-term rental in Amsterdam, including the listings from the following collaborative short-term rental platforms. Note that, as explained in sub-section 1.1, the overall number does not make any provision for potential double listings, i.e. properties listed on more than one platform: AirBnB: 12,581 listings, among which: - 3,161 private rooms (25.1% of all the listings), - 9,359 entire home/apartments (74.4% of all the listings); and - 61 of shared room (0.5% of all the listings)82. Wimdu: 766 listings, among which 141 private rooms, 490 apartments, 83 houses and 52 boats83. 9flats: 161 listings, among which 135 apartments, 21 houses, 5 boats84. HomeAway: 3,352 listings, among which 1,725 1-bedroom, 1,092 2-bedroom, 370 3-bedroom, 116 4-bedroom, 43 5-bedroom, and 6 13-bedroom properties (there are no rooms in shared accommodation on the website)85. HomeExchange: 1,042 listings, all of which are entire properties86. GuestToGuest: 1,300 listings, all of which are entire properties87. LoveHomeSwap: 1,200 listings, all of which are entire properties88. Booking.com: 841 listings, among which 764 apartments, 61 boats, 9 holiday homes and 7 homestays (there are no rooms in shared accommodation on the website)89. Tripadvisor: 766 listings, all of which are entire properties (holiday rentals)90. Housetrip: 713 listings, all of which are entire properties91. FlipKey: 661 listings, all of which are entire properties92. KamerNet: 187 listings on a temporary (short-term) basis93.
This study does not make a distinction between primary and secondary residences, and between residences and holiday homes. This is because there is no indication on the collaborative short-term rental platforms of the type of residence the listing is. Even though platforms may indicate whether the listing is an apartment, house or other (e.g. castle, boat, bungalow, etc), it is not clear whether they are the owner’s primary or secondary residences. The same is true for rooms, which could be in a primary or secondary residence.
The number of available properties offered through collaborative short-term rental platforms is, therefore, 25,295. This is the sum of all rooms and properties offered through the collaborative short-term rental platforms considered in this study. It should be noted that accommodation provided via traditional means, such as hotels, hostels or bed and breakfasts are generally excluded. However, in certain circumstances, hostel and bed and breakfasts managers list their properties on collaborative short-term platforms (e.g. AirBnB), and it is difficult to immediately distinguish between peers and professionals. While the figure for the number of available properties offered through collaborative short- term rental platforms tries to exclude professionals (e.g. by avoiding hotels/hostels from the counting on websites such as Booking.com, or by only considering “holiday rentals”, rather than “hotels” on TripAdvisor), it may nevertheless include some.
81 Dredge, D, Gyimóthy, S., Birkbak, A., Jensen, T. E. & Madsen, A. K. (2016). The impact of regulatory approaches targeting collaborative economy in the tourism accommodation sector: Barcelona, Berlin, Amsterdam and Paris. Impulse Paper No 9 prepared for the European Commission DG GROWTH. Aalborg University, Copenhagen. 82 AirDNA Amsterdam. Available at: https://www.airdna.co/city/nl/amsterdam. Accessed on 20/06/17. 83 Snapshot of the Wimdu website for Amsterdam. Available at: http://www.wimdu.com/amsterdam. Accessed on the 20/04/17. 84 Snapshot of 9flats website. Available at: www.9flats.com. Accessed on: 20/06/17. 85 Snapshot of HomeAway website. available at: https://www.homeaway.com/results/keywords:amsterdam. Accessed on 20/06/2017. 86 Snapshot of HomeExchange website. Available at: https://www.homeexchange.com/en/search/Amsterdam. Accessed on the 20/06/2017. 87 Information received from GuestToGuest during a phone interview on 24/04/2017. 88 Snapshot of https://www.lovehomeswap.com/location/netherlands/north-holland/amsterdam as of 24/05/2017. 89 Snaphsot of Booking. Available at: www.booking.com/amsterdam. Accessed on 20/06/17. 90 Snapshot of https://www.tripadvisor.co.uk/Tourism-g188590-Amsterdam_North_Holland_Province-Vacations.html as of 24/05/2017. 91 Snapshot of HouseTrip website, available at: https://www.housetrip.com/. Accessed on 09/08/2017. 92 Snapshot of FlipKey website, available at: https://www.flipkey.com/. Accessed on 09/08/2017. 93 Snapshot of https://kamernet.nl/huren/kamers-amsterdam as of 12/06/2017. 18
Task 4 – Annex 1 - Market Case study – Amsterdam
The sum of short-term rental listings in Amsterdam should be taken as an approximation. First, it is difficult to list all collaborative short-term rental platforms due to the size of the accommodation offer. Second, attention must be paid to the duplication of listings, as hosts may advertise the same room or property across multiple collaborative short-term rental platforms. Unfortunately, no adequate proxy as to the percentage of duplicate listings exist yet for Amsterdam, although, there are attempts at the Municipality government to develop methods to calculate duplication94.
There is no available data for the number of available properties for long-term rental (vacant dwellings) on local, national or European publicly-available databases. Eurostat last recorded the number of vacant dwellings in Amsterdam in 2008, when it represented 10% of all available dwellings (or 38,947 vacant dwellings)95.
The growing number of accommodation for short-term renting may be compounding the problem of housing availability, according to an opinion by Peter Boelhouwer, professor of housing systems at the University of Technology in Delft. Mr Boelhouwer states that “When so many flats are rented out to visitors, it influences the availability of real estate. There is a great shortage in the housing market in Amsterdam and this doesn’t do it any good”.96
Table 5 provides an overview of the findings illustrated in this section. Table 5: Summary overview of number of available properties in 2016 No. Indicators Value Rooms or residences Rooms 5,088 A2 available for short-term Entire primary and secondary residences 20,207 rental97 or touristic houses98 A3 Number of available residences (housing stock)99 423,785 Number of available properties for long-term rental (vacant N/A A4 dwellings)100 Number of available properties offered through collaborative short- 25,295 A5 term rental platforms
2.3 Overview of occupancy
Data regarding the short-term occupancy rate for collaborative short-term rental platforms are only available for AirBnB, which is used as a proxy for this sector.
In April 2017, AirDNA estimated that the short-term occupancy rate for rooms/properties advertised online on AirBnB was 60%101. The occupancy rate fluctuated, following the tourism season, dipping in January, and peaking in April (Figure 7). However, in comparison to the previous year, in 2017 occupancy rates were higher by roughly 10% during the respective months. On AirBnB, according to data from 2016, guests stayed for 3.3 nights, on average, in parties of 2.5 people102.
94 Interview with Amsterdam municipality representative 2: 08/06/2017. 95 Eurostat (2017). Living conditions - cities and greater cities [urb_clivcon]. Available at: http://ec.europa.eu/eurostat/data/database 96 https://www.theguardian.com/cities/2016/oct/06/the-airbnb-effect-amsterdam-fairbnb-property-prices-communities 97 The sum of all listings, divided by rooms and entire places, found on the EU-level and local collaborative short-term rental platforms considered in this case study. Note that the values do not take into account the possibility of double listings, i.e. the same room or property being listed on multiple collaborative short-term rental platforms. The value, however, excludes listings in hotels, but it may include rooms in hostels or other type of touristic houses (e.g. B&Bs) that operate as businesses. 98 The information presented on collaborative short-term rental platforms does not allow us to distinguish between primary and secondary residences, or between residences (dwellings) and touristic houses. Where available, such distinctions for one or several collaborative short-term rental platforms are indicated in the text, while the indicator value corresponds to the sum of all entire listings available on the EU-level and local collaborative short-term rental platforms considered. 99 The total number of registered residences (dwellings) available in the urban area under study in the latest reference year considered. The number excludes all dwellings serving purposes other than residential ones. 100 The number of vacant residences (dwellings) out of the total number of registered residences (dwellings) in the urban area under study in the latest reference year considered. 101 Information retrieved from AirDNA on 12/06/2017. 102 AirBnB (2016). Economic Impact Report Amsterdam. Available at: https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the- airbnb-community-in-amsterdam/ 19
Task 4 – Annex 1 - Market Case study – Amsterdam
Figure 7: Occupancy rate AirBnB all listings and hotel room
90,00% 80,00% 70,00% 60,00% 50,00% 40,00% 30,00% 20,00% 10,00% 0,00%
Amsterdam AirBnB Amsterdam Hotel
Source: AirDNA data In comparison, the hotel room occupancy rate for Amsterdam between 2012 and 2015 increased, from 75% to 81103. In hotels, the average stay in 2015 was 1.9 nights per guest, almost the same as in 2016104. Between 2012 and 2015, the number of hotel guests grew by 16%, reaching 9,5 million, with around 70% of them coming from abroad (Figure 8).105
In Amsterdam, according to the municipality, hotel availability is increasing, as is the availability of holiday and short-term rentals. This may result in increased competition within the accommodation market and between hotels and other parties.106 However, according to the representative of the municipality of Amsterdam, the recorded occupancy rate underscores the fact that the traditional accommodation sector is not suffering from undue competition from the collaborative economy accommodation providers.107 According to the same source, which is carrying out a study on the topic at the time of drafting, both traditional and new collaborative accommodation sectors are profiting from the increasing tourist inflow.
103 http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 104 Municipality of Amsterdam (2017). Tourism in Amsterdam: Nights, Accommodations and Jobs in the tourism sector 2015-2016 and trend analysis. Available at: http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 105 Municipality of Amsterdam Tourism Statistics. Available at: http://www.ois.amsterdam.nl/feiten-en-cijfers/# 106 http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 107 Interview with Amsterdam municipality representative 1: 08/05/2017. 20
Task 4 – Annex 1 - Market Case study – Amsterdam
Figure 8: Hotel guests in Amsterdam (2011-2015)
10.000.000
9.500.000
9.000.000
8.500.000
8.000.000
7.500.000
7.000.000 2011 2012 2013 2014 2015
Source: Amsterdam Tourism Statistics. Available at: http://www.ois.amsterdam.nl/feiten-en-cijfers/# Finally, according to AirBnB, hosts rented out their place for 28 nights in the year ending in February 2016, on median108.
Table 6 provides an overview of the findings presented in this section. Table 6: Summary overview of occupancy in 2016 No. Indicators Value Short-term occupancy For short-term rentals (AirBnB) 60% rate109 For hotel rooms 82.4% A6 Number of nights peer providers rent 28 nights out their property (AirBnB - median) Average length of stay110 For short-term rentals (AirBnB) 3.3 days A7 For hotels or conventional 1.9 days accommodation providers
108 https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the-airbnb-community-in-amsterdam/ 109 The occupancy rate refers to the percentage of nights a given property is rented out, out of the total number of nights that property is available. Note that, depending on local laws, properties listed on collaborative short-term rental platforms may be subject to a maximum limit of calendar days of availability. This aspect is considered in the indicator: the ratio refers to the actual occupancy rate (i.e. considering the number of days the listing is available), rather than a theoretical occupancy rate, which assumes availability up to the maximum limit permitted, or up to the maximum number of calendar days per year. 110 The value refers to the average monthly length of rental for a property, either on collaborative short-term rental platforms using AirBnB as a proxy, or in conventional accommodation providers such as hotels. 21
Task 4 – Annex 1 - Market Case study – Amsterdam
3 Income and other tourism indicators
This section highlights the impact of the collaborative economy accommodation market on providers’ income and tourism in the city. In doing so, it aims to estimate the broader economic potential of the sector.
3.1 Income indicators
The revenues that Amsterdam short-term accommodation providers earn from their collaborative short-term rental activity are often additional to their main source of income. This sub-section uses the income earned by typical AirBnB hosts as a proxy, given the limited data availability on other collaborative short-term rental platforms.
According to a report carried out by AirBnB for the period between April 2015 and April 2016, the total amount of economic activity brought by its guests in Amsterdam is EUR 380 million. Short-term rental activities yield, for a typical host (median value), EUR 3,800 per year, which is EUR 316.7/month.111 InsideAirBnB puts the monthly revenue of an Amsterdam host at EUR 982/month, or EUR 11,784/year112. AirDNA suggests that revenue for AirBnB entire place room is around EUR 100, on average, in the period 2015- 2017. Figure 9 shows the revenue earned by hosts per available room per month.113
Some AirBnB hosts have multiple listings. They might host separate rooms in the same apartment or have multiple apartments or homes available in their entirety. InsideAirBnB calculates that in Amsterdam in June 2017, 24.6% of hosts have multiple listings.114 These hosts are more likely to run businesses, and less likely to be living in the property. According to AirBnB, in 2016 31% of hosts used the income to make ends meet, while 3% used the income to avoid eviction or foreclosure115. Figure 9: Revenue for Airbnb entire place116
€ 160 € 140 € 120 € 100 € 80 € 60 € 40 € 20 € 0
Entire Place
Source: AirDNA data
111 AirBnB (2016). Economic Impact Report Amsterdam. Available at: https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the- airbnb-community-in-amsterdam/ 112 http://insideairbnb.com/amsterdam/ 113 Information gathered by AirDNA.Co on Amsterdam between August 2015 and April 2017, purchased for this case study. 114http://insideairbnb.com/amsterdam/?neighbourhood=&filterEntireHomes=false&filterHighlyAvailable=false&filterRecentReviews=false&filterMultiListings=f alse 115 AirBnB (2016). Economic Impact Report Amsterdam. Available at: https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the- airbnb-community-in-amsterdam/ 116 Revenue Per Available Room = Entire Place ADR * Occupancy. Differing from the hotel industry, we consider entire place listings as a "room". 22
Task 4 – Annex 1 - Market Case study – Amsterdam
Table 7 provides a brief overview of the income indicators identified in this section concerning AirBnB hosts in Amsterdam.
Table 7: Summary overview of income indicators – Amsterdam No. Indicators Value Income gained AirBnB providers (AirBnB - median) EUR 3,800/year through short- AirBnB providers (InsideAirBnB - mean) EUR 11,784/year A8 term rental Hotels or conventional accommodation N/A activities117 providers Percentage of total provider revenues accounted for by N/A A9 short-term rental activities (AirBnB)118
3.2 Tourism indicators
According to the statistical office of the Municipality, Amsterdam welcomed more than 6.8 million guests in 2015, noting 2% growth in comparison to 2014, and the highest number of visitors so far recorded.119 This represented a total of 12.9 million hotel nights. The number of hotel nights was expected to grow more quickly in 2016, by approximately more than 5%, and reach 14 million.
In 2012-2016, the number of hotels in Amsterdam increased by almost 10%, reaching 677 (Figure 10)120. This translated into a growth in accommodation capacity to more than 42 thousand hotel rooms, a 22% increase in the period. In terms of hotel beds, the growth in percentage terms was nearly identical 23%, reaching more than 92 thousand beds in 2016. Figure 10: Hotels in Amsterdam (2012-2016)
680 670 660 650 640 630 620 610 2012 2013 2014 2015 2016
Source: Amsterdam Tourism Statistics. Available at: http://www.ois.amsterdam.nl/feiten-en-cijfers/#
Data on tourism arrivals and nights spent exists for AirBnB for the year 2016 and is taken as a proxy for the broader collaborative short-term rental sector. In Amsterdam, the two indicators sought, are the following:
a) 6,828,000 arrivals in tourist establishments in 2015121, and 575,000 arrivals in AirBnB locations in 2016122.
117 The value refers to the yearly median or average income gained from the rental of an average listing on collaborative short-term rental platforms using AirBnB as a proxy, or for an average room rented via a conventional accommodation provider. Note that for collaborative short-term platforms, various sources are indicated, so as to provide a more impartial value for this indicator. 118 The value refers to the percentage of annual income of the peer provider accounted for by revenues deriving from their collaborative short-term rental platform activities. Due to data availability, the indicator uses AirBnB statistics as a proxy for all collaborative short-term rental platforms in the urban area under study. 119 http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 120 Municipality of Amsterdam Tourism Statistics. Available at: http://www.ois.amsterdam.nl/feiten-en-cijfers/# 121 http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 122 https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the-airbnb-community-in-amsterdam/ 23
Task 4 – Annex 1 - Market Case study – Amsterdam
b) 12,899,000 nights spent in tourist establishments in 2015123, and 1,897,500 nights spent in AirBnB locations in 2016124.
Based on the above indicators, ratios could be calculated to display the size of the collaborative short-term rental, taking AirBnB as a proxy, compared to conventional accommodation providers. Using indicator (a) and given the average group size renting an AirBnB listing, the total number of nights spent on AirBnB is 14.71% of the number of nights spent at conventional accommodation providers. The number of guests, however, is smaller: based on indicator (b), the number of tourists using AirBnB is 8.42% of those using conventional accommodation services. Table 8 summarises the main tourism indicators retrieved in this section.
Table 8: Summary overview of tourism indicators – Amsterdam No. Indicators Value Number of tourists using Total number of tourists on AirBnB 575,000 collaborative short-term (2016)125 B1 rental platforms Total number of nights spent in 1.89 million AirBnB locations (2016)126 Share of collaborative Nights spent (2016)127 14.71% economy users out of 128 B2 Number of tourists (2016) 8.42% tourists using conventional accommodation services
123 http://www.ois.amsterdam.nl/pdf/2017_fact%20sheet%20tourism.pdf 124 https://amsterdam.airbnbcitizen.com/economic-impact-reports/sharing-data-on-the-airbnb-community-in-amsterdam/ 125 The value refers to the yearly number of individuals that used collaborative short-term rental platforms for accommodation, taking AirBnB as a proxy for the industry. Note that this is not the same as the total number of nights spent in AirBnB listings, since tourists may rent out properties as a group, rather than as individuals. The value also ignores the number of nights stayed per guest, which is considered in the indicator “Total number of nights spent in AirBnB locations”. 126 The value refers to the total number of nights during which listings on the collaborative short-term rental platform AirBnB were rented during the latest year considered in this study. The value is computed using the following formula: [(total number of tourists using AirBnB listings as accommodation in the given year) x (average length of stay in an AirBnB listing)] / (average size of the group renting an AirBnB property). 127 The value refers to the ratio between the number of nights spent in AirBnB listings, taking AirBnB as a proxy for all collaborative short-term rental platforms activity, and the number of nights spent in conventional accommodation providers. 128 The value refers to the ratio between the number of tourists using AirBnB listings for their accommodation, taking AirBnB as a proxy for all collaborative short-term rental platforms activity, and the number of tourists using conventional accommodation providers. 24
Task 4 – Annex 1 - Market Case study – Amsterdam
4 Impact on local communities
This section describes positive and negative implications of the collaborative economy accommodation offer on local communities.
4.1 Development of ancillary services
One of the ways in which tourism via collaborative short-term rental platforms contributes to local economic development can be through increased spending on local businesses, as well as through the additional revenue gained by peer providers. On a macro-level, the municipality argues that the consumption capacity in Amsterdam increased.129 The municipality believes that collaborative short-term rental tourism boosts revenues of hosts, local shops, tours, museums, cafes and restaurants.130 However, the municipality admits that it is difficult to establish a direct link between these additional revenues and the role of short-term collaborative renting. Nevertheless, municipality representatives do see an overall increase in the attractiveness of the city, which contributes to the development of new businesses and start-ups.131
HomeExchange, in a 2013 study surveying its users, found that 71% of home exchangers in the Netherlands prepare their own food (77% purchase organic food), 24% discover restaurants on their own, while 5% choose restaurant recommended by tour guide.132 This suggests that guests tend to use local grocery shops and prefer to discover places by themselves, as opposed to choosing only well-treaded establishments. In addition, 22% of home exchangers in Netherlands participate in eco-tourism, while 53% say that environmentally friendly tourism is important.133
The Amsterdam municipality pointed to the development of a new type of stakeholder within the collaborative short-term rental sector, namely “hosting services” companies.134 These businesses provide numerous services to hosts of AirBnB and other collaborative short-term rental platforms. They operate independently from platforms, and their role consists of managing listings, adding professional photos and descriptions, screening guests according to agreed criteria, arranging check-ins, providing cleaning and concierge services; and even provide pricing services. Among several of such ancillary services companies in Amsterdam are: IamB&B135, the Friendly Host136, BnBManager137, AirBnBButler138, and more.139
4.2 Housing supply changes
Housing supply in Amsterdam increased in recent years. While dipping in 2013, construction of residential properties recovered the next year, and reached almost 4,900 in 2015. Overall, in the period 2011-2015, construction of new dwellings grew by 61%. The overall positive trajectory was characterised by asymmetric developments when considering construction by the number of rooms. Construction of one room properties rose by 916% in the period, with most being built in 2015. The construction of two-room properties also increased by 48% in the same period. On the other hand, the number of three, four, five and more room properties built decreased by 44%, 6%, and 24% respectively140.
129 Interview with Amsterdam municipality representative 2: 08/06/2017 130 Interview with Amsterdam municipality representative 1: 08/05/2017 131 Interview with Amsterdam municipality representative 2: 08/06/2017 132 HomeExchange (2013). My House is Yours. A Worldwide Study on Home Exchangers’ Profiles and Motivations. Available at: http://www.oits- isto.org/oits/files/resources/401.pdf 133 HomeExchange (2013). My House is Yours. A Worldwide Study on Home Exchangers’ Profiles and Motivations. Available at: http://www.oits- isto.org/oits/files/resources/401.pdf 134 Interview with Amsterdam municipality representative 2: 08/06/2017 135 http://en.iambnb.nl/ 136 http://www.thefriendlyhost.nl/ 137 https://www.bnbmanager.nl/home/ 138 http://www.AirBnButler.nl/ 139 These platforms operate independently from AirBnB. Data on the number of properties listed on multiple platforms were not available. 140 Municipality of Amsterdam Housing Statistics. Available at: https://www.ois.amsterdam.nl/feiten-en-cijfers/#amsterdam 25
Task 4 – Annex 1 - Market Case study – Amsterdam
However, despite the growth in housing supply, housing shortages in Amsterdam are widely considered to be a significant problem (see discussion in section 2.2). Given this, the growth in short-term accommodation supply offered by collaborative short- term rental platforms is seen by some as compounding the housing supply problem (see section 1.2). In response to this, on 1st of December 2016, the City of Amsterdam signed an agreement to control the supply of short-term rentals by tackling illegal hotels and promoting responsible and sustainable home sharing.141 Under the new rules, Amsterdam citizens were allowed to share the home in which they live for a period of 60 days per year. Recently, AirBnB released data, showing that these measures are respected. The number of entire homes shared for more than 60 days has been reduced by almost two thirds in March 2017, compared to the previous year.142
4.3 Inhabitants’ perception of collaborative short-term rental platforms
The influence of the collaborative short-term rental platforms on local economy and community life is heavily discussed at the time of drafting, especially in large cities like Amsterdam.143 On the one hand, collaborative short-term rental platforms like AirBnB, Wimdu, 9flats and others are an opportunity for residents to gain additional income and to increase local tourism. On the other hand, this hosting might lead to disturbances for local inhabitants, rising property prices, strains on public services and price pressures for traditional accommodation sector.
An ING study (2016) found that AirBnB and other collaborative short-term rental platforms have a significant upward push on housing prices in Amsterdam.144 According to the study, owning an apartment in Amsterdam can be a way to generate extra income via renting, thus earning around EUR 350 per month. This makes properties in the city more attractive and potential buyers and sellers consider this option for extra revenues. While the precise size of the effect is uncertain, ING estimates it to be around 2-4%, and “considerable”.145
ING (2016) points out that the fact that some properties are bought with the intention of renting them out via collaborative short-term platforms affects homeowners who intend to sell (but only if they want to live in smaller accommodation or outside the city) and buy (to capitalise on the value), those who are renting their homes, and people who work in Amsterdam and are dependent on tourism (shops, museums, tours, catering). Among those gaining from this phenomenon are starters (young people and those coming to Amsterdam), Amsterdam homeowners who want to move into larger homes in the city, and people who live in the city but do not benefit from additional tourism but experience higher crowds.146
Some academic research also finds not only correlation between concentration of AirBnB properties and increases in house prices, but also higher levels of nuisance for local population.147 One representative from the municipality admitted that, in recent years, the number of complaints increased in the city centre, but also in residential areas where historically there were no such complaints.148 While the municipality, when registering noise complaints, does not differentiate between noise sources (whether it was due to tourists or collaborative short-term rental platform guests, for example), it is believed that collaborative short-term rental tourism plays a role in this increase, especially in formerly quiet and residential areas. According to the municipality, based on their observations, such disturbances are typical of short-term rentals because they happen in residential
141 https://www.amsterdam.nl/nieuwsarchief/persberichten/2016/persberichten-1/amsterdam-and-airbnb/ 142 https://amsterdam.airbnbcitizen.com/new-data-release-amsterdam/ 143 Schmücker, D. (2016) Assessing the impact of “shared accommodation” for city tourism. 14th Global Forum on Tourism Statistics, Venice, Italy, 23-25 November 2016. Available at: http://tsf2016venice.enit.it/images/articles/Papers_Forum/6.2_Assessing%20the%20impact%20of%20shared%20accommodation%20for%20city%20tourism. pdf 144https://www.ing.nl/nieuws/nieuws_en_persberichten/2016/04/AirBnB_heeft_flink_opwaarts_effect_op_amsterdamse_huizenprijzen.html 145 Ibid. 146 Ibid. 147 https://vastgoedkennis-data.vakliteratuur.info/Server/getfile.aspx?file=docs/publicaties/site/UVA/Bijl_VM.pdf 148 Interview with Amsterdam municipality representative 1: 08/05/2017. 26
Task 4 – Annex 1 - Market Case study – Amsterdam
neighbourhoods, while hotels areas are much better regulated and have permits. However, there is no study or data that could support this view.
4.4 Impact on public services
Concrete data are not available on the impact of collaborative short-term rental tourism on local public services. However, representatives from the Municipality of Amsterdam believe such tourism plays a role in increasing demand for garbage disposal and transportation services.149 The municipality points to increases in complaints related to garbage from residents, especially in non-touristic areas, which is indicative of additional pressure on collection services. In terms of public transportation, quantitative studies are not available to assess the potential impact, but the municipality, based on its observations, considers that attractive tourist are populated all year round. Municipality representatives point, for instance, to a canal crossing service towards the north side of the city, which used to be busy only during peak tourist season. Nowadays, such boats are often overcrowded. This directly affects transportation within the city and puts additional resource requirements on public transportation services.
149 Interview with Amsterdam municipality representative 1: 08/05/2017. 27
Task 4 – Annex 1 - Market Case study – Amsterdam
5 Future developments
Amsterdam municipality authorities will continue working on the regulatory aspects of the collaborative short-term rental sector.150 There are plans to initiate agreements with other collaborative short-term rental platforms, even though up to date, according to the municipality, they have not been successful for platforms other than AirBnB151. In addition, the municipality plans to broaden existing agreements with AirBnB.
One initiative underway and expected to be implemented by the end of 2017 is the setting up of an online register, where every short-term accommodation provider will have to maintain records of their activity. Every time hosts have guests, they will have to declare it to the municipal government.152
Enforcement of existing agreements is likely to increase. This was signalled by a record EUR 300,000 fine, imposed in February 2017, on a landlord and an agency, who breached the allowed renting time of 60 days, that was agreed by the Amsterdam municipality and AirBnB.153 Municipality representative commented that the large fine was intended as a warning to other agencies that often act as a front desk for the illegal hotel trade: “If they know that homes are being let out too often, or more than four tourists are occupying them, then they share responsibility”154.
Another new development is an attempt to create an alternative to already established collaborative short-term rental platforms. FairBnB is a recent movement by local Amsterdam residents to set up their own collaborative short-term rental platform.155.The main goal is to self-regulate collaborative accommodation in the city, to make it more transparent and accountable, to encourage vacation rentals that comply with the principles of a fair, non-extractive and collaborative economy.156 In large part, this movement arose due to dissatisfaction over the practices of the existing collaborative short-term rental platforms, and some of the unwanted impacts in city’s traditionally non-tourist neighbourhoods.
150 Interview with Amsterdam municipality representative 1: 08/05/2017. 151 Interview with Amsterdam Municipality representative on 08/06/2017. 152 Interview with Amsterdam municipality representative 2: 08/06/2017. 153 http://www.dutchnews.nl/news/archives/2017/02/amsterdam-hits-illegal-AirBnB-landlord-with-e300000-fine/ 154 Ibid. 155 Interview with Amsterdam municipality representative 2: 08/06/2017. 156 https://www.meetup.com/FairBnB/ 28
Task 4 – Annex 1 - Market Case study – Amsterdam
6 ANNEX 1: List of interviewees
Organisation Interview date Municipality of Amsterdam 1 08/05/2017 Municipality of Amsterdam 2 08/06/2017
7 ANNEX 2: List of references
Reports: Euromonitor International (2014). Top 100 City Destinations Ranking 2014. Reference from: http://www.dutchnews.nl/news/archives/2016/01/84244-2/, accessed on 25/04/2017. Municipality of Amsterdam. Note on tourist rental housing 2013. Available at: https://www.amsterdam.nl/bestuur-organisatie/organisatie/ruimte- economie/wonen/woonbeleid/regels-verordeningen/ AirBnB (2016). AirBnB Boosts Amsterdam Economy by €380 Million. Available at: https://www.AirBnBcitizen.com/wp- content/uploads/2016/05/AmsterdamDataRelease.pdf ING (2016). AirBnB has significant upward impact on Amsterdam housing prices. Available at: https://www.ing.nl/nieuws/nieuws_en_persberichten/2016/04/AirBnB_heeft_flink_opwaa rts_effect_op_amsterdamse_huizenprijzen.html AirBnBcitizen (2016) Economic impact report. Available at: https://amsterdam.AirBnBcitizen.com/economic-impact-reports/sharing-data-on-the- AirBnB-community-in-amsterdam/
Articles: Schmücker, D. (2016) “Assessing the impact of “shared accommodation” for city tourism”. 14th Global Forum on Tourism Statistics, Venice, Italy, 23-25 November 2016. Available at: http://tsf2016venice.enit.it/images/articles/Papers_Forum/6.2_Assessing%20the%20imp act%20of%20shared%20accommodation%20for%20city%20tourism.pdf Dredge, D, Gyimóthy, S., Birkbak, A., Jensen, T. E. & Madsen, A. K. (2016). “The impact of regulatory approaches targeting collaborative economy in the tourism accommodation sector: Barcelona, Berlin, Amsterdam and Paris”. Impulse Paper No 9 prepared for the European Commission DG GROWTH. Aalborg University, Copenhagen. Available at: http://ec.europa.eu/growth/tools- databases/newsroom/cf/itemdetail.cfm?item_id=8961&lang=en Van Der Bijl, V. (2016) “The effect of AirBnB on house prices in Amsterdam”. Master thesis, University of Amsterdam. Available at: https://vastgoedkennis- data.vakliteratuur.info/Server/getfile.aspx?file=docs/publicaties/site/UVA/Bijl_VM.pdf Dutch News (2017) “Amsterdam hits ‘illegal’ AirBnB landlord with €300,000 fine”. Available at: http://www.dutchnews.nl/news/archives/2017/02/amsterdam-hits-illegal-AirBnB- landlord-with-e300000-fine/
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Task 4 – Annex 1 - Market Case study – Amsterdam
AirBnB (2014) “Amsterdam and AirBnB Sign Agreement on Home Sharing and Tourist Tax”. Available at: https://www.AirBnB.co.uk/press/news/amsterdam-and-AirBnB-sign- agreement-on-home-sharing-and-tourist-tax Municipality of Amsterdam (2016) “Amsterdam and AirBnB announce new unique agreement”. Available at: https://www.amsterdam.nl/nieuwsarchief/persberichten/2016/persberichten- 1/amsterdam-and-AirBnB/
Official website and statistics: Eurostat, Population on 1 January by age groups and sex – cities and greater cities. Available at: http://ec.europa.eu/eurostat/web/cities/data/database Statistics Netherlands regional key figures, national accounts. Available at: http://statline.cbs.nl/Statweb/selection/?VW=T&DM=SLEN&PA=82801ENG&D1=0- 1&D2=0%2c62&D3=a&LA=EN&HDR=T&STB=G1%2cG2, accessed on 25/04/2017. Official information on the governance of the city of Amsterdam. Available at: http://www.iamsterdam.com/en/local/official-matters/city-government Official information on the governance of the city of Amsterdam. Available at: https://www.amsterdam.nl/bestuur-organisatie/gemeenteraad/ Official information on the governance of the city of Amsterdam. Available at: https://www.amsterdam.nl/bestuur-organisatie/college/ Official information on the governance of the city of Amsterdam. Available at: http://www.iamsterdam.com/en/local/official-matters/amsterdam-city-districts Official information on the governance of the city of Amsterdam. Available at: https://www.amsterdam.nl/bestuur-organisatie/bestuurscommissies/bestuurlijk-stelsel/ Snapshot of Wimdu platform. Available at: http://www.wimdu.co.uk/amsterdam/late- rooms as of 24/05/2017. Snapshot of 9Flats platform. Available at: https://www.9flats.com/amsterdam- north_holland-netherlands as of 24/05/2017. Snapshot of HomeAway platform. Available at: https://www.homeaway.co.uk/lettings/holland-netherlands/amsterdam-city/r986 as of 26/05/2017 Snapshot of HomeExchange platform. Available at: https://www.homeexchange.com/en/search/amsterdam as of 24/05/2017. Snapshot of LoveHomeSwap platform. Available at: https://www.lovehomeswap.com/location/netherlands/north-holland/amsterdam as of 24/05/2017. Snapshot of Booking platform. Available at: http://www.booking.com/amsterdam as of 24/05/2017. Snapshot of Tripadvisor platform. Available at: https://www.tripadvisor.co.uk/Tourism- g188590-Amsterdam_North_Holland_Province-Vacations.html as of 24/05/2017. Official statistics on tax revenue collection in Amsterdam. Available at: https://www.cbs.nl/nl-nl/nieuws/2016/08/opbrengst-toeristenbelasting-gemeenten- stijgt-met-8-6-procent
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Task 4 – Annex 1 - Market Case study – Amsterdam
Official information on private holiday rentals in Amsterdam: Available at: https://www.amsterdam.nl/wonen-leefomgeving/wonen/bijzondere- situaties/vakantieverhuur/ Statistics Netherlands: Rent increase dwellings; region. Available at: http://statline.cbs.nl/Statweb/?LA=en Numbeo cost of living data. Available at: https://www.numbeo.com/cost-of- living/historical- data?itemId=27&itemId=26&itemId=29&itemId=28&city_id=5931&name_city_id=&curr ency=EUR Municipality of Amsterdam Housing Statistics. Available at: https://www.ois.amsterdam.nl/feiten-en-cijfers/amsterdam/# Municipality of Amsterdam Tourism Statistics. Available at: http://www.ois.amsterdam.nl/feiten-en-cijfers/# InsideAirBnB statistics on AirBnB in Amsterdam. Available at: http://insideAirBnB.com/amsterdam/?neighbourhood=&filterEntireHomes=false&filterHig hlyAvailable=false&filterRecentReviews=false&filterMultiListings=false Snapshot of accommodation platform service provider company Iambnb. Available at: http://en.iambnb.nl/. Snapshot of accommodation platform service provider company The Friendly Host. Available at: http://www.thefriendlyhost.nl/ Snapshot of accommodation platform service provider company Bnbmanager. Available at: https://www.bnbmanager.nl/home/ Snapshot of accommodation platform service provider company AirBnButler. Available at: http://www.AirBnButler.nl
31
European Commission
Study on the Assessment of the Regulatory Aspects Affecting the Collaborative Economy in the Tourism Accommodation Sector in the 28 Member States
Luxembourg, Publications Office of the European Union
2018 – 31 pages
ISBN 978-92-79-83999-3 doi: 10.2873/85904
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doi: 10.2873/85904