Free market vs social housing in the Netherlands
Since 1 July 2024, the Netherlands has three rental sectors: social, mid-range, and free market. Which sector your home falls in determines your maximum rent, your rights, and the rules that apply to rent increases. Many tenants do not know which sector they are in, or rely on what their contract says. That is not always decisive.
This article explains how the three sectors work, what rights you have in each one, and how to check where your home belongs. If you want to understand the points system first, start with that article.
The three rental sectors in the Netherlands
The housing valuation system (woningwaarderingsstelsel, WWS) assigns rental points to your home based on characteristics such as floor area, energy label, and property value (WOZ-waarde). The total number of points determines which sector your home falls in.
| Sector | Points | Max. rent | Protection |
|---|---|---|---|
| Social (sociaal) | Up to 143 points | ~ € 879.66 | Fully regulated |
| Mid-range (midden) | 144 to 186 points | ~ € 1,157.95 | Regulated since 1 July 2024 |
| Free market (vrij) | 187 points or more | No maximum | Limited |
These amounts are the maxima as of 1 January 2026. See the current rent price table in our article on calculating your maximum rent.
How do you find out which sector your home falls in?
The sector is determined by the number of rental points, not by the text in your lease. A contract that says "free sector" (vrije sector) does not automatically mean your home is actually in the free market.
To check which sector you are in, follow these steps:
- 1Calculate your rental points. Use the Huurprijsmeter for a quick calculation based on government data, or read how to calculate them yourself.
- 2Look up your point total in the rent price table to see the maximum you may be charged.
- 3Compare the maximum rent with your current rent. Paying more than the maximum? You may be entitled to a rent reduction.
Which sector does your home fall in?
Calculate your rental points →What changed with the Affordable Rent Act?
On 1 July 2024, the Affordable Rent Act (Wet betaalbare huur) came into effect. The most important change is that the mid-range segment (144 to 186 points) is now regulated. Before that, these homes were in the free market with no maximum rent.
The consequences for tenants:
- •Homes with 144 to 186 points now have a maximum rent based on the points system.
- •Tenants in the mid-range segment can go to the Rent Tribunal (Huurcommissie) to have their rent assessed.
- •For new contracts, the landlord must provide a points calculation (mandatory since 1 January 2025).
- •Existing contracts are subject to a transitional arrangement.
What rights do you have in each sector?
Your rights as a tenant depend heavily on which sector your home falls in. Below you will find the most important differences.
| Right | Social | Mid-range | Free market |
|---|---|---|---|
| Maximum rent | Yes, tied to points | Yes, tied to points | No |
| Rent Tribunal access | Full access | Full access | Service charges only |
| Max annual increase | 4.1% per year | 6.1% per year | 4.4% per year |
| Rent reduction possible | Yes | Yes | No |
| Housing benefit (huurtoeslag) | Possible | No | No |
Read more about the annual rent increase per sector in our rent increase check article. Want to know if you are entitled to a lower rent? Read how to request a rent reduction.
"Free sector" on your contract, but actually regulated?
Many rental contracts in the Netherlands state "free sector" (vrije sector) or "liberalised" (geliberaliseerd), but the home actually has 186 points or fewer. This happens because landlords do not carry out a points calculation when signing the contract, or use an outdated one.
If your home falls in the social or mid-range segment based on the points count, you are entitled to a maximum rent. This applies regardless of what the contract says. In that case you can:
- •Have your rental points calculated using the Huurprijsmeter or calculate them yourself.
- •Check whether your rent is too high based on your point total.
- •Request a rent reduction from your landlord or through the Rent Tribunal (Huurcommissie).
Are you paying too much rent? Check now
Start the rent calculator →Common misconceptions about rental sectors
“My contract says "free sector", so I have no rent protection.”
The text in your contract does not determine your rental sector. The points system does. If your home has 186 points or fewer, it falls in the regulated segment regardless of what the contract says.
“The mid-range sector has always existed.”
The mid-range segment (middenhuur) was only regulated with the Affordable Rent Act (Wet betaalbare huur) on 1 July 2024. Before that, homes with 144 to 186 points were in the free market without a maximum rent.
“In the free sector I have no protection at all.”
Even in the free sector, you have tenant protection: your landlord cannot simply evict you. The maximum annual rent increase is also capped (4.4% in 2026), and you can go to the Rent Tribunal (Huurcommissie) for disputes about service charges.
“My landlord decides how many points my home has.”
The number of points is determined objectively by the housing valuation system (woningwaarderingsstelsel, WWS). The Rent Tribunal (Huurcommissie) can carry out an independent count if there is a dispute.
Frequently asked questions about rental sectors
How do I know if my home is social housing or free sector?
It depends on the number of rental points. Up to 143 points is social housing, 144 to 186 is mid-range, and 187 or more is free sector. You can calculate your points using the Huurprijsmeter or request the count from your landlord.
What changed with the Affordable Rent Act (Wet betaalbare huur)?
Since 1 July 2024, the mid-range segment (144 to 186 points) is regulated. Tenants in this segment now have the same rights as social housing tenants: a maximum rent, access to the Rent Tribunal and protection against excessive rent increases.
Can my home move from free sector to regulated?
Yes. If your home has 186 points or fewer, it has been in the regulated segment since 1 July 2024. This applies to new contracts. Existing contracts are subject to a transitional arrangement.
Can my landlord write "free sector" on the contract when it is actually regulated?
What the contract says is not decisive. The number of points determines the sector. If your home is regulated based on the points count, you are entitled to a maximum rent, even if the contract says "free sector" (vrije sector).
What is the maximum rent increase per sector?
In 2026: 4.1% for social housing, 6.1% for mid-range, and 4.4% for the free sector. Read more in our article about the rent increase check.
Last updated: February 25, 2026