Determining the optimal rental price for a property in 2025

What is the optimal rental price of a property in 2025?

The optimal rent in 2025 depends on location, housing type, and WWS points.

• Social housing: max €900.07 (≤143 points)
• Mid-range rent: up to €1,184.82 (144–186 points)
• Free sector: from 187 points

Energy label, WOZ value, and amenities influence the score and rent ceiling.

 

Factors influencing the rent price

Housing valuation system (WWS) and point calculation

The WWS determines the maximum rent of regulated housing using a points system. The more points, the higher the allowed rent. Factors such as surface area, amenities, and sustainability contribute to this calculation, see: ismijnhuurteduur.nl.

From 2025, changes are being made to the point system, especially regarding energy efficiency and insulation. Homes with good energy labels will earn more points and may charge higher rent.

Components of the point system

1. Living space
   The total square meters of living areas contribute to the score. Larger homes get more points.
2. Other spaces
   Additional spaces like storage rooms, garages, utility rooms, or attics also count.
   Common areas are calculated differently.
3. Heated rooms
   Only heated areas are fully counted.
   Unheated spaces like basements or garages receive fewer or no points.
4. Energy performance and label
   Properties with label A or B earn extra points.
   No label? The year of construction is used.
   Sustainable features like solar panels and triple glazing boost the score.
5. Kitchen quality and size
   Larger and better-equipped kitchens earn more points.
   Built-in appliances, finish, and worktop space matter.
6. Bathrooms and toilets
   Points are based on the number and quality of toilets, sinks, showers, and baths.
   Luxurious fixtures can earn extra points.
7. Outdoor spaces
   Gardens, balconies, roof terraces, or loggias add points.
   Larger and more accessible spaces score higher.
8. WOZ value
   Since 2015, WOZ value affects the score—especially in the free sector.
   Higher WOZ often leads to a higher rent ceiling.
9. Adaptations for disabled tenants
   Features like level flooring, wide doorways, or stairlifts earn extra points.
10. Renovation investments
    Renovations over €10,000 (e.g. kitchen, bathroom) can yield extra points.
11. Historic/monumental buildings
    National monuments receive separate scoring.
    This can have pros and cons depending on modern standards.
     

WOZ value and rent calculation: how it works

The WOZ value plays a growing role. As of May 1, it can count for a maximum of 33% of the total WWS score. High WOZ can lead to more points—and higher allowed rent.

Example: Rental property with 142+ points
Normally, this qualifies for free sector. But if the WOZ contribution exceeds 33%, the score is capped.
This WOZ cap (in effect since 2024) prevents excessive rent based solely on WOZ and protects affordability.

Before vs. after WOZ cap:

Bron: Rijksoverheid

 

Rent calculation per property type

Social housing

The rent cap is based on WWS, using property size, amenities, and WOZ.
Until July 2024, the 143-point cap is €879.66.
As of January 2025, this increases to €900.07.

Mid-range housing

These homes sit between social and free-sector rents. Popular due to affordability without strict social rules.

• 144–186 points
• New contracts from July 1, 2024:
  • €1,157.95 (2024)
  • €1,184.82 (2025)

Free sector rent: what is market-based?

No cap applies for homes with:

• 187+ points
• Starting rent above €1,157.75 in 2024 or €1,184.82 in 2025
• Older contracts in mid-range that exceed previous thresholds
   

Other considerations for setting rent

How to calculate service costs

Service costs (excluding furnishing) must reflect actual expenses.
Landlords must provide an itemized annual overview within 6 months after year-end.

Tip: Check out all landlord rights and obligations for 2025.

Use advance payments:

• Overpaid? Tenant gets a refund.
• Underpaid? You adjust the advance and settle the difference.

More info: [Rules on service costs]

Furnishing and upholstery costs

Fixed depreciation applies:

• <5 years old → 20% of purchase value/year
• 5 years old → 20% of current market value
• Durable appliances (e.g. fridges, stoves) → 10-year depreciation on new value

 

Energy label and sustainability: can you charge more for efficiency?

Yes. Sustainability matters more and directly affects WWS.
Label A or B = higher rent potential.
Energy-saving features (e.g. double glazing, solar panels) increase the score and rent.

 

Smart tool for rent calculation

Use the Huurcommissie’s rent check tool for accurate WWS calculations.
Helps landlords and tenants confirm fair pricing.

 

Set the optimal rental price with help from Kamer.nl

Still have questions about setting the right rent? Contact us at Kamer.nl.
Ready to rent? List your property today on Kamer.nl and reach hundreds of active homeseekers!