How to measure floor area for rental points
The floor area of your rental property is one of the most important factors in the Dutch points system. Every square meter earns points: 1 point per m² for rooms, 0.75 points per m² for other spaces like hallways and bathrooms. The larger your home, the more points and the higher the maximum rent.
This article explains how to measure floor area according to the official NEN 2580 method, what counts and what doesn't, and what you can do if your home turns out to be smaller than stated in the rental contract. Also read how the points system works.
How do you measure floor area? The NEN 2580 method
In the Netherlands, floor area is officially measured according to the NEN 2580 standard. This is the method the Rent Tribunal uses in disputes. The key rules are:
- →Measure from inside wall to inside wall (including skirting boards)
- →Only area with a ceiling height of at least 1.50 meters counts
- →Walk-in closets you can enter count
- →Niches and recesses for radiators count
Want to know how many points your home scores in total? Read our article on calculating rental points.
How many points per m²?
Not every square meter earns the same number of points. The points system distinguishes between rooms and other spaces.
Point value by space type
- Rooms (living room, bedroom, kitchen ≥4 m²): 1 point per m²
- Other spaces (hallway, bathroom, toilet, storage): 0.75 points per m²
A room is defined as a space of at least 4 m² with a ceiling height of at least 2.10 meters. Spaces smaller than 4 m² or with a lower ceiling height (but still ≥1.50 m) count as other space.
Calculate how many points your floor area earns
Start the rent calculator →Example calculation: floor area to points
The table below shows how the floor area of an example property is converted to rental points.
| Space | m² | Pts/m² | Points |
|---|---|---|---|
| Living room | 25 | 1 | 25 |
| Bedroom 1 | 12 | 1 | 12 |
| Bedroom 2 | 8 | 1 | 8 |
| Kitchen (open) | 10 | 1 | 10 |
| Bathroom | 5 | 0.75 | 3.75 |
| Hallway | 6 | 0.75 | 4.5 |
| Total | 66 | - | 63.25 |
This 66 m² property earns 63.3 floor area points. Floor area is often the largest source of points in the WWS.
Step-by-step guide: how to measure your home
Follow these seven steps to measure the floor area of your rental property.
- 1Gather your tools. You'll need a measuring tape (at least 5 meters), paper and pen to record measurements, and optionally a laser distance meter for larger spaces.
- 2Draw a floor plan. Sketch a simple layout of your home showing all rooms, including the hallway, bathroom, and any storage areas.
- 3Measure each room. Measure the length and width of each space. Measure from wall to wall, including skirting boards but excluding built-in wardrobes.
- 4Check ceiling height. Only floor area where the ceiling is at least 1.50 meters high counts. Measure this under sloped roofs.
- 5Calculate area per room. Multiply length × width. For L-shaped rooms: split into rectangles and add them together.
- 6Determine room type. Rooms (≥4 m²): 1 point per m². Other spaces (bathroom, hallway, toilet): 0.75 points per m².
- 7Add up the points. Multiply each area by its point value and add everything together.
What counts and what doesn't?
Not all spaces in and around your home count toward floor area.
- ✓Living room, bedrooms, study (≥4 m²)
- ✓Open kitchen (part of living room)
- ✓Closed kitchen (as separate room)
- ✓Walk-in closets you can enter
- ✓Hallway, corridor, landing
- ✓Bathroom, toilet, shower room
- ✓Storage inside the dwelling
- ✗Balcony, roof terrace, or garden
- ✗Garage or parking space
- ✗Storage outside the dwelling
- ✗Attic without fixed stairs
- ✗Area with ceiling lower than 1.50 m
- ✗Shared common areas
- ✗Loft or crawl space
Sloped ceilings and the 1.50 meter rule
For homes with sloped ceilings, a special rule applies: only the part where the ceiling is at least 1.50 meters high counts toward floor area.
How to measure under a sloped ceiling
- Determine where the ceiling is 1.50 meters high
- Draw an imaginary vertical line at that point
- Only measure the floor area within that line
- The part below 1.50 meters doesn't count
This can make a big difference for attic rooms. An attic room of 20 m² where 6 m² is under a sloped ceiling with less than 1.50 meters height only counts as 14 m².
What if your home is smaller than stated in the contract?
It's common for the actual floor area to be smaller than stated in the rental contract. Landlords don't always measure according to NEN 2580, or include spaces that shouldn't count. If you suspect your home is smaller:
- 1.Measure your home yourself using the step-by-step guide above
- 2.Compare with the floor area in your rental contract
- 3.Ask your landlord for an explanation if there are discrepancies
- 4.File a request with the Rent Tribunal if you can't resolve it
The Rent Tribunal can have an official measurement carried out. If it turns out your home is smaller, the points calculation is adjusted and you can request a rent reduction. Also read what you can do if your rent is too high.
Check your rent with the rent calculator
Calculate your maximum rent →Common misconceptions about floor area
“The floor area in my rental contract is always correct.”
Landlords don't always measure according to NEN 2580. The area stated in your contract may differ from the official measurement method. Have it measured or do it yourself.
“My balcony counts toward rental points.”
Balconies, roof terraces, and gardens don't count toward floor area. However, they can earn points in a different WWS category (outdoor space).
“Every square meter earns the same number of points.”
Rooms earn 1 point per m², but other spaces such as hallways, bathrooms, and toilets earn 0.75 points per m².
“If my home is smaller than stated in the contract, I can't do anything.”
You can request a rent reduction through the Rent Tribunal if the actual floor area is smaller. This can lead to fewer points and a lower maximum rent.
Frequently asked questions about floor area and rental points
How many rental points does 1 m² of floor area earn?
It depends on the type of space. Rooms (living room, bedroom, kitchen) earn 1 point per m². Other spaces such as hallways, bathrooms, and toilets earn 0.75 points per m².
What is the NEN 2580 measurement method?
NEN 2580 is the official Dutch standard for measuring floor areas in buildings. You measure from inside wall to inside wall, including skirting boards. Only spaces with a ceiling height of at least 1.50 meters count.
Does my attic count toward rental points?
An attic only counts if it's accessible via fixed stairs and the ceiling height is at least 1.50 meters. A loft or attic with a pull-down ladder doesn't count.
What if my home is smaller than stated in the rental contract?
If the actual floor area is smaller, you can request a rent reduction through the Rent Tribunal. They will have the property officially measured and adjust the points calculation if needed.
How do I measure a room with a sloped ceiling?
For sloped ceilings, only measure the part where the ceiling is at least 1.50 meters high. Draw an imaginary line at 1.50 meters height and measure the floor area up to that line.
Last updated: February 25, 2026