The Dutch Rent Points System (WWS): Calculate Your Maximum Rent (2026)

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Modern apartment living room in the Netherlands, where the WWS points system sets the maximum rent

By Rick | rentinholland.nl | Last updated: June 2026

This article is for informational purposes and is not legal advice.

The Dutch rent points system decides, down to the euro, what your landlord is legally allowed to charge, and once you understand it, you can check whether you are overpaying. In the Netherlands, the rent for most regulated homes is not a matter of what the market will bear. It is set by a points system called the woningwaarderingsstelsel, or WWS. Every feature of your home earns points, the points add up to a score, and that score maps to a maximum legal rent. This guide explains how that calculation works, so you can see where your own home would land.

What the WWS points system is

The WWS is an objective way to express the quality of a rental home as a number of points. The government publishes a table that links each points total to a maximum monthly rent, and it updates that table every year. The beauty of it is that it is not subjective: two identical apartments earn the same points, no matter what the landlord would like to ask.

Since the Affordable Rent Act of 2024, this points system is binding for far more homes than before, including the regulated middle sector. You can read the full background in our guide to the Affordable Rent Act.

How points are awarded

Points come from several categories. These are the ones that matter most.

Surface area is the biggest factor. You earn roughly one point per square metre of living space, so floor size does most of the heavy lifting. A larger home almost always scores higher.

The energy label counts, in both directions. A strong label (A or higher) adds points, up to around 44 for the very best ratings. A weak label (E, F or G) actually subtracts points. An energy-inefficient home should therefore have a lower maximum rent, not a higher one. Note that an energy label is valid for ten years; an expired label earns nothing.

The WOZ value adds a significant share. The WOZ value is the official tax value of your property. The higher it is, the more points it contributes. There is an important cap: up to 186 points the WOZ value counts in full, but above 186 points it only counts for one third. This stops expensive locations from pushing every home into the free sector.

The kitchen and bathroom add points based on quality and size, for example the length of the kitchen counter and the presence of a toilet, shower, bath and washbasin.

Outdoor space and extras such as a balcony, garden, storage or a parking space round out the score.

The data you need before you start

To calculate your points, gather three things first:

  • Your WOZ value, free via WOZwaardeloket.nl.
  • Your energy label, via EP-online.nl.
  • The floor area of every room, including the kitchen and bathroom, plus the length of the kitchen counter and the size of any outdoor space. Measure carefully; this is where most mistakes happen.

A worked example (to show the logic)

Imagine a 60 m² apartment with a B energy label and a WOZ value of around €280,000.

The size alone earns roughly 60 points. The B energy label adds a fixed amount. The kitchen, bathroom and a small balcony add a handful more. The WOZ value then contributes a sizeable chunk, counted in full because we are still under 186 points. Add it together and this home might land somewhere around 140 points.

In the 2026 table, a score in that range falls inside the regulated middle sector, with a maximum rent well below what a landlord could ask on the open market. The exact number comes from the official tool, but the pattern is what matters: size and WOZ value do most of the work, and a poor energy label pulls your maximum down.

From points to your maximum rent

Your points total places your home in one of three sectors:

  • Social housing, up to 143 points.
  • Regulated middle-rent, 144 to 186 points, with a maximum of €1,228.07 in 2026.
  • Free sector, 187 points or more, where no legal maximum applies.

If you land in one of the first two sectors, there is a legal ceiling your landlord cannot exceed. If you suspect you are paying more than you should, our guide on what to do if your rent is too high explains your options.

The official rent check

You do not have to do the full calculation by hand. The Huurcommissie offers an official Huurprijscheck (rent check), available in English, that does the points calculation for you once you enter your details. It is the authoritative result, the same method the Huurcommissie uses if you ever file a complaint. Treat your own estimate as a guide, and the Huurprijscheck as the binding answer.

Common mistakes when calculating your points

  • Measuring sloppily. Floor area is the single biggest factor, so a rough guess can throw off your whole score. Measure each room properly.
  • Forgetting the energy label. People often skip it, but a poor label meaningfully lowers the maximum rent.
  • Assuming a high WOZ value means free sector. Above 186 points the WOZ only counts for a third, so an expensive area does not automatically lift you out of regulation.
  • Using an old points table. The maximum rent per points total changes every year. Always use the current year.
  • Stopping at the estimate. Your own calculation is a strong indicator, but only the official Huurprijscheck is binding. Run it before you act.

Key takeaways

  • The WWS points system sets a legal maximum rent for regulated homes, based on objective features.
  • Surface area and WOZ value contribute the most points; a poor energy label subtracts them.
  • The WOZ value counts in full up to 186 points, and only one third above that.
  • Gather your WOZ value, energy label and exact measurements before you calculate.
  • Use the official Huurprijscheck for the binding result, and see our Affordable Rent Act guide for what your sector means.

Frequently asked questions

How do I calculate the maximum rent for my home in the Netherlands?

Add up the WWS points for your home’s features (surface area, energy label, WOZ value, kitchen, bathroom and outdoor space) and look up the matching maximum rent in the current annual table. The easiest way is the Huurcommissie’s official Huurprijscheck, which does the calculation for you.

What is the WWS or woningwaarderingsstelsel?

It is the Dutch housing points system. Each feature of a rental home earns points, and the total determines the maximum legal rent for regulated and middle-sector homes.

Does a higher WOZ value always mean a higher rent?

Not without limit. The WOZ value adds points, but above 186 points it only counts for one third, which keeps expensive locations from automatically ending up in the free sector.

Where do I find my WOZ value and energy label?

Your WOZ value is free at WOZwaardeloket.nl, and your energy label at EP-online.nl. You need both to calculate your points accurately.

Need to take action? We have ready-made legal letter templates for expats:

👉 Rent Increase Objection Letter Template
👉 Huurcommissie Complaint Letter Template
👉 Rental Deposit Demand Letter Template
👉 Service Charge Dispute Letter Template
👉 Rental Contract Checklist Template
👉 Rental Termination Letter Template

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