1. United Kingdom

1.1 London

Cap: 90 nights per year for whole-property short-term lets without planning permission. Registration: National registration scheme expected (Levelling Up and Regeneration Act 2023). Enforcement: Airbnb blocks automatically at 90 nights. Councils can take planning enforcement action. Key detail: Stays of 90+ consecutive nights are generally exempt. New C5 use class applies. See our full guide to the London 90-day rule.

1.2 England (outside London)

Cap: No automatic night cap. Planning: New C5 use class from January 2025. Councils can require permission via Article 4 directions. Registration: National scheme expected. Key detail: Check your local council for Article 4 status. See our guide to short-let planning permission and short-term let licence England.

1.3 Scotland

Cap: No national night cap. Licence: Mandatory short-term let licence required since October 2023. Enforcement: Operating without a licence is illegal. Edinburgh has a short-term let control area requiring planning permission. Key detail: Licence conditions include safety standards, insurance, and maximum occupancy.

1.4 Wales

Cap: No automatic night cap. Licensing: 182-day availability threshold for self-catering business rates. Licensing scheme for visitor accommodation. Planning: Some councils require planning permission. Key detail: Tourist-heavy areas (Gwynedd, Pembrokeshire) have stricter local controls.

2. Ireland

2.1 Dublin

Cap: 90 days per year for primary residence entire-home lets in Rent Pressure Zones. Registration: Failte Ireland registration mandatory. Planning: Secondary residences need change-of-use planning permission for any short-term letting. Enforcement: Dublin City Council has active enforcement. Platforms cooperate. See our full guide to Dublin short-let rules.

2.2 Rest of Ireland

RPZ rules apply in designated areas. Outside RPZs, short-term letting follows normal planning rules. Failte Ireland registration applies everywhere for tourist accommodation.

3. France

3.1 Paris

Cap: 120 nights per year for primary residence entire-home lets. Registration: Mandatory numero d'enregistrement from the Mairie de Paris. Secondary residences: Require change-of-use authorisation with compensation (prohibitively expensive). Enforcement: Active. Platforms block at 120 nights. Fines up to EUR 10,000. See our full guide to Paris Airbnb rules.

3.2 Rest of France

The 120-day cap applies to primary residences in cities over 200,000 population that have adopted the rule. Smaller cities may have different or no caps. Registration requirements vary by commune.

4. Portugal

Lisbon: AL (Alojamento Local) licence required for all short-term lets. New licences have been suspended in some central Lisbon areas since 2023. Existing licences remain valid. Rest of Portugal: AL licence required nationwide. Processing through the local camara municipal.

5. UAE

5.1 Dubai

Cap: No night cap. Licence: DTCM holiday home permit mandatory. Annual renewal. Guest registration with UAE ICA within 24 hours. Enforcement: Platforms require permit number before activating listings. Fines AED 5,000-200,000. See our full guide to Dubai DTCM permit.

6. Australia

6.1 New South Wales (Sydney)

Cap: 180 days per year for non-hosted properties in Greater Sydney. No cap for hosted stays. Registration: Mandatory STRA registration (AUD 65 initial, AUD 25 renewal). Fire safety: Must meet specific standards. See our guide to Sydney STRA rules.

6.2 Victoria (Melbourne)

Cap: 180 days for unhosted stays. Levy: 7.5% state levy from January 2025. Registration: Mandatory statewide. Key detail: Owners corporations can restrict STR with a 75% vote.

6.3 Queensland (Gold Coast, Brisbane)

Cap: No night cap. Registration: No state registration system. Council rates category required. Insurance: AUD 10M public liability mandatory on Gold Coast. Key detail: Body corporate cannot ban STR under BCCMA section 180. Brisbane proposed permit system for 2026.

6.4 Western Australia (Perth)

Cap: No state night cap. Planning: Check local council planning scheme. Some areas require development approval.

7. New Zealand

Auckland: No specific night cap. General planning rules apply. Check council district plan for zoning restrictions. Building consent may be required for changes to accommodate guests.

8. South Africa

Cape Town, Johannesburg, Durban: No national short-let cap. Municipal bylaws apply. Some municipalities require business licensing for guest accommodation. Enforcement is lighter than European markets but increasing. Check your municipal regulations.

9. Comparison across all markets

Markets with night caps: London (90), Dublin RPZ (90), Paris (120), Sydney (180), Melbourne (180).

Markets with mandatory registration/licence: Scotland (licence), Dublin (Failte Ireland), Paris (numero d'enregistrement), Dubai (DTCM permit), Sydney (STRA registration), Melbourne (state registration), Portugal (AL licence).

Markets with no night cap: England outside London, Wales, Edinburgh (licence required but no cap), Manchester, Bristol, Bath, Brighton, Gold Coast, Brisbane, Perth, Auckland, Dubai, Cape Town, Johannesburg.

Strictest enforcement: London, Paris, Dublin, Dubai, Edinburgh. These cities have dedicated enforcement teams and platform cooperation.

Lightest regulation: Gold Coast, Perth, Auckland, South African cities. Rules exist but enforcement is less active.

10. FAQ

Which cities have the strictest Airbnb rules?

Paris (120-day cap, mandatory registration, secondary residence ban), London (90-day cap), Dublin (90-day cap in RPZs, planning permission for secondary residences), and Dubai (mandatory DTCM permit, guest registration, fines up to AED 200,000).

Do I need to register everywhere?

Not everywhere, but in most major markets. Scotland, Dublin, Paris, Dubai, Sydney, Melbourne, and Portugal all require some form of registration or licence. England is introducing a national scheme. Check your specific city.

What happens if I don't comply?

Consequences range from listing removal (platforms cooperate with authorities) to fines (EUR 5,000-10,000 in Paris, AED 5,000-200,000 in Dubai) to planning enforcement and prosecution. Non-compliance is a real risk, not a theoretical one.

Does Houst handle compliance?

Yes. Houst tracks night counts, manages registration/licensing guidance, ensures listings display required registration numbers, and advises on planning requirements. This is one of the strongest practical reasons to use professional management.

Which markets have no short-let cap?

Manchester, Bristol, Bath, Brighton, Edinburgh (licence required but no cap), Gold Coast, Brisbane, Perth, Auckland, Dubai, and all South African cities. These markets allow year-round short-term letting without a night limit.

This guide is general information. Regulations change frequently. Always confirm current requirements with your local authority before listing.