Setting the right rent is crucial for every landlord, especially now that rules around landlord responsibilities are being enforced more strictly. The WOZ value plays a key role in this. In this article, you’ll learn how to calculate rent based on the WOZ value. Read on to avoid charging too little, having to make refunds, or running into trouble during inspections.
You can calculate rent based on WOZ using this formula:
(WOZ value ÷ total m²) × rented m²
The result counts in the housing valuation system (WWS). Up to 186 points, WOZ counts fully. Above that, only 33% may be used. This helps determine whether your property falls under social housing, mid-range rent, or the free sector.
The WOZ value is the market value of a property as determined by the municipality, based on recent comparable sales. This value influences taxes and rental regulations and is part of the rent calculation through the WWS. The reference date is January 1 of the previous year.
While you can partly set your rent, the WWS (Woningwaarderingsstelsel) sets the maximum rent through a points system. Points are awarded based on floor area, WOZ value, energy label, and amenities. In 2025, social housing is capped at 143 points. Properties with 187+ points fall into the free sector.
The WWS evaluates rental properties on:
You need at least 187 WWS points to rent out a property in the free sector. Once above this threshold, rent can be freely determined—there’s no maximum.
From 2025, mid-range rent includes properties with up to 186 points, with a regulated maximum rent of €1,157.95. This applies to both new and existing homes and is part of the Affordable Rent Act (Wet betaalbare huur).
Social housing applies up to 143 WWS points, with a rent cap of €900.07/month (2025). Homes below this threshold qualify for rent allowance.
👉 Tip: What are the rules for furnished rentals? (2025)
Since 2015, the WOZ value influences the rent through the housing valuation system (WWS). Up to 186 points, the WOZ value is fully taken into account. At a higher point total, the WOZ value is taken into account for a maximum of 33%. You can calculate the exact number of points via the rent check.
As of May 1, WOZ can account for no more than 33% of your total WWS score. This helps keep housing affordable in high-demand areas by limiting the impact of high WOZ values.
You have a rental property with 142+ points. You might think this qualifies as free sector—but beware. If WOZ makes up more than 33% of the total score, part of the WOZ points will be capped. The result? The property drops back into regulated rent.
|
Current scheme |
Adjustment to max. 33% WOZ points |
|||
|
Punten |
Percentage |
Points |
Percentage |
|
|
Regular Points |
80 |
50% |
80 |
67% |
|
WOZ-points |
80 |
50% |
39,4 |
33% |
|
Total |
160 |
100% |
119,4 |
100% |
Source: Rijksoverheid
Your property has 142+ points and WOZ makes up less than 33% of the score? Then nothing changes. The cap doesn’t apply, and the home qualifies for free sector rent.
|
Current scheme |
Adjustment to max. 33% WOZ points |
|||
|
Punten |
Percentage |
Points |
Percentage |
|
|
Regular Points |
100 |
69% |
80 |
69% |
|
WOZ-points |
45 |
31% |
45 |
31% |
|
Total |
145 |
100% |
145 |
100% |
Source: Rijksoverheid
Are you renting out part of your home without a separate WOZ value?
Use this formula:
(WOZ ÷ total m²) × rented m²
Example: €270,000 ÷ 150 × 30 = €54,000 for the rented section.
If you know all the features of your rental—surface area, energy label, WOZ—you can easily calculate your rent using the official rent check.
Need more help determining the right rent? Feel free to contact us. Already calculated your rent? List your property for free on Kamer.nl and reach thousands of house hunters instantly!