How to calculate rental points for your home in the Netherlands
Every regulated rental property in the Netherlands has a points total that determines the maximum rent a landlord may legally charge. To calculate rental points, you score your property across 9 categories of the housing valuation system (woningwaarderingsstelsel, or WWS) — from floor area to property tax value. The total determines your legal rent cap.
This guide walks you through the full process: the 9 categories, a step-by-step plan to count your own points, what does and does not count, and how to convert points into euros. Or let the Huurprijsmeter do the calculation for you.
Which 9 categories determine your point total?
The WWS awards points across 9 categories. Each has its own rules and weighting. Here is a complete overview.
| Category | What counts | Points (indication) |
|---|---|---|
| 1. Floor area (rooms) | Living room, bedrooms, kitchen | 1 point per m² |
| 2. Floor area (other spaces) | Storage, attic, garage | 0.75 points per m² |
| 3. Heating | Per heated room or other space | 2 per room, 1 per other space |
| 4. Energy performance | Energy label (A++++ to G) | Up to 57 points (label A+++) |
| 5. Kitchen | Counter length, cabinets, appliances | Variable, e.g. 7 for counter ≥ 2m |
| 6. Bathroom & sanitary | Bath, shower, toilet, sink | Variable, e.g. bath = 6, shower = 4 |
| 7. Disability adaptations | Modifications for disabled access | Variable |
| 8. Outdoor space | Private balcony, garden, roof terrace | 2 base points + 0.35 per m² |
| 9. WOZ value | Property tax value per m² of floor area | Formula based on WOZ/m² |
How to count your rental points in 5 steps
You calculate your rental points by working through the 9 categories and adding up the results. Here is the step-by-step plan.
- 1Gather your data. You need: the floor area, energy label, WOZ value (municipal property tax valuation), and an overview of kitchen, bathroom, and outdoor space. The Huurprijsmeter retrieves floor area and energy label automatically from official government databases.
- 2Work through the 9 categories. Score each category separately. The most impactful: floor area (1 point per m²), energy label (up to 57 points), kitchen and bathroom amenities, and WOZ value. Disability adaptations (woonvoorzieningen voor gehandicapten) and outdoor space also contribute.
- 3Add up all points. The total across all categories is your points score. That number determines which rental sector your property falls into and what the legal rent cap is.
- 4Look up your total in the rent price table. The Dutch government publishes an annual table listing the maximum base rent (kale huur) for each point total. Amounts are indexed every January 1st.
- 5Compare with your current base rent. Important: compare only the base rent (kale huur), excluding service charges and utilities. Is your rent higher than the legal maximum? Then you can take action.
Check how many points your home has right now
Calculate your rental points →Which categories carry the most weight?
Floor area, energy label, and WOZ value together account for over 70% of the total points in most properties. Here is a brief explanation of each.
Floor area (categories 1 and 2)
Rooms (living room, bedrooms, kitchen) earn 1 point per m². Other spaces (storage, attic, garage) earn 0.75 points per m². A room must be at least 4 m² with a minimum ceiling height of 1.50 m. The Huurprijsmeter automatically retrieves the official BAG floor area from government records.
Energy label (category 4)
The energy label (energielabel) is one of the heaviest-weighted categories. A single-family home with label A receives 41 points; with label A+++ up to 57 points. A G label yields zero — or even negative points. The difference between A and G can exceed 50 points, worth hundreds of euros per month.
WOZ value (category 9)
The WOZ value (gemeentelijke taxatiewaarde, or municipal property tax valuation) is converted into points using a formula. The higher the WOZ per m², the more points. Since the Affordable Rent Act (Wet betaalbare huur), the WOZ component is capped: for properties above 187 points, WOZ counts for a maximum of 33%. Location is therefore less decisive than it used to be.
What counts and what does not in the point calculation?
Not everything in and around your home earns points. Here is a clear overview.
How do points translate to a maximum rent?
Once you have your total, look it up in the government's rent price table (huurprijstabel). The table gives the maximum monthly rent (kale huur) for each point total. Below is a selection as of January 1, 2026.
| Points | Max. rent/month | Sector |
|---|---|---|
| 80 | €471.58 | Social housing |
| 100 | €588.80 | Social housing |
| 120 | €712.11 | Social housing |
| 143 | €932.93 | Social housing (upper limit) |
| 150 | €976.42 | Mid-range (middenhuur) |
| 170 | €1,107.60 | Mid-range (middenhuur) |
| 186 | €1,228.07 | Mid-range (upper limit) |
| 187+ | No maximum | Free market (vrije sector) |
Selection from the rent price table for independent dwellings, per January 1, 2026 (indexed at 3.65%).
Example: your home scores 120 points and you pay €850 in base rent. The maximum rent at 120 points is €712.11. You are overpaying by €137.89 per month — and you can reclaim that difference through the Rent Tribunal (Huurcommissie).
Calculate your rental points with the Huurprijsmeter
Use the Huurprijsmeter →Common mistakes when calculating rental points
“My landlord says 180 points, so that must be correct.”
You are always entitled to verify the count yourself. In practice, landlords regularly claim more points than a property actually scores. Use the Huurprijsmeter for an independent calculation based on official government data.
“A larger balcony always adds significantly more points.”
Outdoor space counts for relatively few points: 2 base points plus 0.35 per m². A 10 m² balcony yields 5.5 points. Floor area and energy label carry far more weight.
“I don't have an energy label, so those points don't apply.”
If no energy label is registered, a default value based on the construction year of the property applies. The absence of a label does not mean the category scores zero points.
“The WOZ value does not count for social housing.”
The WOZ value (gemeentelijke taxatiewaarde) is one of the largest categories, including for social housing. Since the Affordable Rent Act (Wet betaalbare huur), the WOZ component is capped at 33% of the total for properties above 187 points.
Frequently asked questions about calculating rental points
How do I calculate the rental points for my home in the Netherlands?
You calculate rental points by scoring each characteristic of your home across the 9 WWS categories: floor area of rooms, floor area of other spaces, heating, energy performance, kitchen, bathroom, disability adaptations, outdoor space, and WOZ value. Add all points together and compare the total with the rent price table to find your maximum legal rent.
How many points does my energy label add?
The number of points depends on your energy label and property type. A single-family home with label A receives 41 points, with label A+++ up to 57 points. A label G yields zero points, or even negative points. This makes the energy label one of the most impactful categories in the points system.
Which rooms count towards the floor area points?
As rooms: living room, bedrooms, and kitchen (minimum 4 m², minimum 1.50 m ceiling height). As other spaces: storage, attic, and garage, provided they are accessible from inside or via a private outside door. Hallways and corridors never count.
What is the difference between rental points and the maximum rent?
Rental points express the quality of your home as a number. That total is then converted via the rent price table into a maximum monthly base rent (kale huur). The more points, the higher the cap. At 186 points the maximum is €1,228.07 (2026); from 187 points there is no cap.
Can I calculate rental points myself, or do I need an expert?
You can calculate the points yourself, but it involves many rules and tables. The Huurprijsmeter does it automatically: the tool retrieves official data (BAG, EP-online) and calculates your total. You only need to enter kitchen, bathroom, and outdoor space details yourself.
Last updated: February 24, 2026